42844 Us Hwy 96 42844 Us Hwy 96 · Evadale, TX 77615

$135,000

4 bd · 2.0 ba · 2,038 sqft · SingleFamily · 64 Days on market

Fair condition 0.77 ac lot $66/sqft · 21% below area Est $172k · 21% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.2/30.0
• ARV discount +15.0/15.0
• Appreciation +5.7/10.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Charming country home nestled up on a hill with beautiful views and peaceful surroundings. This pier-and-beam property features 4 bedrooms, 2 bathrooms, and two separate living areas offering plenty of space to spread out. The cozy kitchen makes great use of space, while the inviting front and back porches are perfect for morning coffee or relaxing in the evenings. If you’re looking for quiet country living with room for everyone, this one is a must-see!

Key facts

• Cozy kitchen
• 0.77 acre lot
• Parking

Tags

• PIER-AND-BEAM PROPERTY
• TWO SEPARATE LIVING AREAS
• COZY KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $135k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (3.5% below list).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#205 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Evadale ISD (rural): math 38% / reading 46% proficiency, ranked #609 of 1,141 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 45 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($933 loan paydown + $2k appreciation (1.4% local appreciation)).
• Jasper County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.07%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $171,806
• List price: $135,000
• Delta: -21.42%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.31×
• Total profit: $11,646
• Equity at exit: $49,220

10-year hold

• IRR: 9.8%
• Equity multiple: 2.25×
• Total profit: $47,195
• Equity at exit: $67,905

Cash invested: $37,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 77615

• Home prices YoY: 1.8%
• Active inventory: 10
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,303 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $97

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 88%

Sensitivity live

Price	-10% $190	-5% $143	+0% $97	+5% $50	+10% $3
Rent	-10% $-6	-5% $45	+0% $97	+5% $148	+10% $200
Rate	-1.0pp $165	-0.5pp $131	base $97	+0.5pp $62	+1.0pp $26

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   status $135,000 Pending 64 DOM
2. 2026-06-18
   days on market $135,000 Active 64 DOM
3. 2026-06-17
   days on market $135,000 Active 63 DOM
4. 2026-06-16
   days on market $135,000 Active 62 DOM
5. 2026-06-15
   days on market $135,000 Active 61 DOM
6. 2026-06-14
   days on market $135,000 Active 59 DOM
7. 2026-06-13
   days on market $135,000 Active 58 DOM
8. 2026-06-10
   days on market $135,000 Active 56 DOM
9. 2026-06-09
   days on market $135,000 Active 55 DOM
10. 2026-06-08
    days on market $135,000 Active 54 DOM
11. 2026-06-07
    days on market $135,000 Active 53 DOM
12. 2026-06-05
    days on market $135,000 Active 50 DOM
13. 2026-06-03
    days on market $135,000 Active 49 DOM
14. 2026-06-02
    days on market $135,000 Active 48 DOM
15. 2026-06-01
    days on market $135,000 Active 47 DOM
16. 2026-05-31
    days on market $135,000 Active 46 DOM
17. 2026-05-30
    days on market $135,000 Active 45 DOM
18. 2026-04-30
    status Active 464-char remark

    Show marketing remark (464 chars)

    Charming country home nestled up on a hill with beautiful views and peaceful surroundings. This pier-and-beam property features 4 bedrooms, 2 bathrooms, and two separate living areas offering plenty of space to spread out. The cozy kitchen makes great use of space, while the inviting front and back porches are perfect for morning coffee or relaxing in the evenings. If you’re looking for quiet country living with room for everyone, this one is a must-see!

19. 2026-03-17
    status Pending 464-char remark

    Show marketing remark (464 chars)

    Charming country home nestled up on a hill with beautiful views and peaceful surroundings. This pier-and-beam property features 4 bedrooms, 2 bathrooms, and two separate living areas offering plenty of space to spread out. The cozy kitchen makes great use of space, while the inviting front and back porches are perfect for morning coffee or relaxing in the evenings. If you’re looking for quiet country living with room for everyone, this one is a must-see!

20. 2026-03-02
    listed $135,000 Active 464-char remark

    Show marketing remark (464 chars)

    Charming country home nestled up on a hill with beautiful views and peaceful surroundings. This pier-and-beam property features 4 bedrooms, 2 bathrooms, and two separate living areas offering plenty of space to spread out. The cozy kitchen makes great use of space, while the inviting front and back porches are perfect for morning coffee or relaxing in the evenings. If you’re looking for quiet country living with room for everyone, this one is a must-see!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,640
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$3,927
• Taxable loss: −$1,052
• Est. tax savings @ 24.0%: +$252
• After-tax cash flow: $1,412/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 14 photos

Fair 45/100 Moderate rehab

The home is in fair condition with some repairs and maintenance needed. The interior walls and ceilings require a fresh coat of paint, and the carpet in the living areas could be cleaned or replaced. The bathroom walls and cabinets also need a fresh coat of paint. The home has a good roof and exterior siding, but the landscaping could be improved with some additional greenery and maintenance.

Repairs flagged

• Major Paint — The paint on the interior walls and ceilings appears to be peeling and chipping, indicating a major repair is needed.
• Minor Flooring — The carpet in the living areas appears to be in good condition, but a cleaning or replacement may be needed.
• Minor Bathroom Fixtures — The bathroom fixtures appear to be in good condition, but a fresh coat of paint on the walls and cabinets could enhance the appearance.

Value-add opportunities

• Resale Paint the interior walls and ceilings — A fresh coat of paint can significantly enhance the appearance of the home and make it more appealing to potential buyers.
• Rental Replace the carpet in the living areas — A new carpet can improve the overall look and feel of the living areas, making the home more attractive to renters.
• Resale Paint the bathroom walls and cabinets — A fresh coat of paint can make the bathroom look more modern and appealing to potential buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · The paint on the interior walls and ceilings appears to be peeling and chipping, indicating a major repair is needed.	Major	$15,000–50,000
Flooring · The carpet in the living areas appears to be in good condition, but a cleaning or replacement may be needed.	Minor	$500–3,000
Bathroom Fixtures · The bathroom fixtures appear to be in good condition, but a fresh coat of paint on the walls and cabinets could enhance the appearance.	Minor	$500–3,000
Total estimated repair cost · 3 items		$16,000–56,000

Value-add ROI direction

• Resale Paint the interior walls and ceilings — A fresh coat of paint can significantly enhance the appearance of the home and make it more appealing to potential buyers. ↑
• Rental Replace the carpet in the living areas — A new carpet can improve the overall look and feel of the living areas, making the home more attractive to renters. ↑
• Resale Paint the bathroom walls and cabinets — A fresh coat of paint can make the bathroom look more modern and appealing to potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Evadale ISD
• NCES district ID: 4818750
• Math proficiency: 38% ▬ 0.00%
• Reading proficiency: 46% ▲ 3.00%
• Median HH income: $55,985
• Composite: 39.05/100
• National rank: #8273
• State rank: #609 of 1141 in TX

Livability — Evadale

• Score: 73/100
• State rank: #205
• US rank: #5091

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment A+ Housing A+ Health & safety C+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evadale, TX
• City population: 256
• Population (ZIP): 256

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 33,986 people
• By 2030: 32,965 · -3.0%
• By 2040: 30,908 · -9.1%
• By 2050: 28,893 · -15.0%
• By 2075: 24,828 · -26.9%
• By 2100: 19,987 · -41.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Serbian 3%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+66.6) · D 16.5% · R 83.1%
• 2008→2024 swing: -24.6pp toward R · 2008: -42.0pp · 2024: -66.6pp
• All cycles: 2024: R+66.6 2020: R+61.4 2016: R+59.9 2012: R+48.4 2008: R+42.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.44%
• Current HPI: 81.228
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

3 events — show timeline

• 2026-04-30 Relisted — BBOR
• 2026-03-17 Pending — BBOR
• 2026-03-02 Listed $135,000 BBOR