137 Wesley Ln · Perrin, TX 76426

$114,900

2 bd · 1.0 ba · 638 sqft · SingleFamily public records · 187 Days on market

Built 2007 0.26 ac lot

---

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 +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Appreciation +4.6/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cozy 2 bedroom, 1 bath home with 638 sq. ft. tucked away on a quiet dead-end road. Sitting on a roomy .265-acre lot, this place is a great opportunity for a first-time buyer. Large privacy-fenced backyard, a few mature trees, plus well and septic already in place. Nice, simple living with plenty of potential.

Key facts

• Well and septic
• Mature trees
• 0.26 acre lot

Tags

• PRIVACY-FENCED BACKYARD
• MATURE TREES
• WELL AND SEPTIC

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $108 ($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 $114k (0.7% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,190 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools D+, health & safety D+, crime F.
• Jacksboro ISD (town): math 42% / reading 42% proficiency, ranked #337 of 826 in TX (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 338 active listings in the ZIP; solid renter incomes; 10 units permitted in Jack County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($92k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $794 of loan paydown is wiped out by about $942 of value loss. Plan a longer hold.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $30k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.99% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.97×
• Total profit: $-814
• Equity at exit: $28,729

10-year hold

• IRR: 5.9%
• Equity multiple: 1.58×
• Total profit: $18,556
• Equity at exit: $31,023

Cash invested: $32,172 (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 76426

• Home prices YoY: -0.2%
• Active inventory: 338
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,140 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$142 /mo · $1,709/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $108

Break-even live

Break-even rent $1,004

Max offer price $114,900

Occupancy floor 86%

Sensitivity live

Price	-10% $173	-5% $141	+0% $108	+5% $76	+10% $43
Rent	-10% $18	-5% $63	+0% $108	+5% $153	+10% $198
Rate	-1.0pp $166	-0.5pp $137	base $108	+0.5pp $78	+1.0pp $48

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $114,900 Active 187 DOM
2. 2026-06-17
   days on market $114,900 Active 186 DOM
3. 2026-06-16
   days on market $114,900 Active 185 DOM
4. 2026-06-15
   days on market $114,900 Active 184 DOM
5. 2026-06-13
   days on market $114,900 Active 182 DOM
6. 2026-06-13
   days on market $114,900 Active 181 DOM
7. 2026-06-09
   days on market $114,900 Active 178 DOM
8. 2026-06-08
   days on market $114,900 Active 177 DOM
9. 2026-06-07
   days on market $114,900 Active 176 DOM
10. 2026-06-04
    days on market $114,900 Active 173 DOM
11. 2026-06-03
    days on market $114,900 Active 172 DOM
12. 2026-06-02
    days on market $114,900 Active 171 DOM
13. 2026-06-01
    days on market $114,900 Active 170 DOM
14. 2026-05-31
    days on market $114,900 Active 169 DOM
15. 2026-04-30
    price $119,000 310-char remark

    Show marketing remark (310 chars)

    Cozy 2 bedroom, 1 bath home with 638 sq. ft. tucked away on a quiet dead-end road. Sitting on a roomy .265-acre lot, this place is a great opportunity for a first-time buyer. Large privacy-fenced backyard, a few mature trees, plus well and septic already in place. Nice, simple living with plenty of potential.

16. 2026-01-14
    price $129,000 310-char remark

    Show marketing remark (310 chars)

    Cozy 2 bedroom, 1 bath home with 638 sq. ft. tucked away on a quiet dead-end road. Sitting on a roomy .265-acre lot, this place is a great opportunity for a first-time buyer. Large privacy-fenced backyard, a few mature trees, plus well and septic already in place. Nice, simple living with plenty of potential.

17. 2026-01-02
    price $135,000 310-char remark

    Show marketing remark (310 chars)

    Cozy 2 bedroom, 1 bath home with 638 sq. ft. tucked away on a quiet dead-end road. Sitting on a roomy .265-acre lot, this place is a great opportunity for a first-time buyer. Large privacy-fenced backyard, a few mature trees, plus well and septic already in place. Nice, simple living with plenty of potential.

18. 2025-12-12
    listed $145,000 Active 310-char remark

    Show marketing remark (310 chars)

    Cozy 2 bedroom, 1 bath home with 638 sq. ft. tucked away on a quiet dead-end road. Sitting on a roomy .265-acre lot, this place is a great opportunity for a first-time buyer. Large privacy-fenced backyard, a few mature trees, plus well and septic already in place. Nice, simple living with plenty of potential.

19. 2017-01-09
    soldstatus Sold 345-char remark

    Show marketing remark (345 chars)

    Priced to sale!! Must look at this cute, cute home! Ready for new owner. Has nice eat in kitchen. Ceiling fan in living room and 1 bedroom. Water heater is propane gas. Kitchen has elect range with ventahood and double ss sink. Outside has some landscaping, also double carport. Very nice and inviting smaller home on . 265 ac. Come take a look!

20. 2016-12-16
    soldstatus
21. 2016-12-16
    soldstatus
22. 2016-12-16
    soldstatus
23. 2016-10-31
    status Pending 345-char remark

    Show marketing remark (345 chars)

    Priced to sale!! Must look at this cute, cute home! Ready for new owner. Has nice eat in kitchen. Ceiling fan in living room and 1 bedroom. Water heater is propane gas. Kitchen has elect range with ventahood and double ss sink. Outside has some landscaping, also double carport. Very nice and inviting smaller home on . 265 ac. Come take a look!

24. 2016-10-20
    historical Active Option Contract 345-char remark

    Show marketing remark (345 chars)

    Priced to sale!! Must look at this cute, cute home! Ready for new owner. Has nice eat in kitchen. Ceiling fan in living room and 1 bedroom. Water heater is propane gas. Kitchen has elect range with ventahood and double ss sink. Outside has some landscaping, also double carport. Very nice and inviting smaller home on . 265 ac. Come take a look!

25. 2016-09-07
    listed $45,000 Active 345-char remark

    Show marketing remark (345 chars)

    Priced to sale!! Must look at this cute, cute home! Ready for new owner. Has nice eat in kitchen. Ceiling fan in living room and 1 bedroom. Water heater is propane gas. Kitchen has elect range with ventahood and double ss sink. Outside has some landscaping, also double carport. Very nice and inviting smaller home on . 265 ac. Come take a look!

26. 2016-07-21
    historical
27. 2016-06-17
    price $55,000
28. 2015-08-11
    listed $65,000 Active
29. 2007-08-05
    soldstatus

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $1,709 · $142/mo
• Projected year-2 tax: $2,103 · $175/mo
• Expected delta: +$394/yr (+$33/mo · 23.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $13,685
• − Mortgage interest: −$6,436
• − Property taxes: −$1,709
• − Insurance: −$574
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$3,343
• Taxable loss: −$566
• Est. tax savings @ 24.0%: +$136
• After-tax cash flow: $1,433/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.

Schools (NCES district)

• District: Jacksboro ISD
• NCES district ID: 4824530
• Math proficiency: 42% ▼ -3.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $47,739
• Composite: 35.94/100
• National rank: #4802
• State rank: #337 of 826 in TX

Livability — Perrin

• Score: 58/100
• State rank: #1190
• US rank: #20825

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wise County · 49,037 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 11,632
• Household income: $92,130
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 74.0

Population outlook (Jack County) Hauer SSP2

• Today (2025): 8,560 people
• By 2030: 8,423 · -1.6%
• By 2040: 8,433 · -1.5%
• By 2050: 8,605 · +0.5%
• By 2075: 9,047 · +5.7%
• By 2100: 8,844 · +3.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 32% Two or more races 9% Black 2% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 72% English-only · Spanish 27%

Political lean MEDSL · Jack

• 2024 margin: Solid R (+82.3) · D 8.6% · R 90.9%
• 2008→2024 swing: -14.2pp toward R · 2008: -68.1pp · 2024: -82.3pp
• All cycles: 2024: R+82.3 2020: R+81.6 2016: R+79.6 2012: R+78.3 2008: R+68.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.82%
• Current HPI: 417.89
• Rent YoY: —
• Metro: Dallas-Fort Worth-Arlington, TX
• 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

+83.1% since first listed

15 events — show timeline

• 2026-04-30 Price Changed $119,000 NTREIS
• 2026-01-14 Price Changed $129,000 NTREIS
• 2026-01-02 Price Changed $135,000 NTREIS
• 2025-12-12 Listed $145,000 NTREIS
• 2017-01-09 Sold (MLS) — NTREIS
• 2016-12-16 Sold (Public Records) — Public Records
• 2016-12-16 Sold (Public Records) — Public Records
• 2016-12-16 Sold (Public Records) — Public Records
• 2016-10-31 Pending — NTREIS
• 2016-10-20 Contingent — NTREIS
• 2016-09-07 Listed $45,000 NTREIS
• 2016-07-21 Listing Removed — NTREIS
• 2016-06-17 Price Changed $55,000 NTREIS
• 2015-08-11 Listed $65,000 NTREIS
• 2007-08-05 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,709 · -1.6% YoY. Source: county tax records.