292 JJ Craver Rd · Pine Harbor, TX 75651

$99,900

2 bd · 1.0 ba · 1,081 sqft · SingleFamily · 189 Days on market

Built 2007 Fair condition 2.00 ac lot

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Appreciation +5.4/10.0
• Schools +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Escape to the country with this move-in ready 2 bedroom, 1 bath home nestled on 2 unrestricted acres at the end of a peaceful dead-end road. Privacy, space, and simplicity come together in this charming property, ideal for those looking to slow down and enjoy the outdoors. Located in the highly-rated Harleton School District with no restrictions, you’re free to build, garden, raise animals, or simply relax under the wide open Texas skies. Affordable, peaceful, and full of potential—this one’s a rare find!

Key facts

• Move in ready
• Unrestricted acres
• 2 acre lot

Tags

• MOVE IN READY
• UNRESTRICTED ACRES
• PEACEFUL DEAD END ROAD
• BUILD GARDEN RAISE ANIMALS
• WIDE OPEN TEXAS SKIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#1,494 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Harleton ISD (rural): math 55% / reading 58% proficiency, ranked #104 of 826 in TX (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Harleton El (math 47% / reading 57%, grade C-, #742 of 4,322 statewide, top 19%, 332 students, 53% FRL); Harleton J H (math 62% / reading 57%, grade B, #166 of 1,662 statewide, top 11%, 161 students, 48% FRL); Harleton H S (math 54% / reading 62%, grade C, #319 of 1,632 statewide, top 20%, 212 students, 41% FRL).
• Market conditions: 46 active listings in the ZIP; 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($691 loan paydown + $842 appreciation (0.8% local appreciation)).
• At projected returns (0.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.16% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.50%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.54×
• Total profit: $15,227
• Equity at exit: $33,290

10-year hold

• IRR: 14.8%
• Equity multiple: 2.76×
• Total profit: $49,318
• Equity at exit: $43,616

Cash invested: $27,972 (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 75651

• Home prices YoY: 0.8%
• Active inventory: 46
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $221

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 76%

Sensitivity live

Price	-10% $291	-5% $256	+0% $221	+5% $187	+10% $152
Rent	-10% $130	-5% $176	+0% $221	+5% $267	+10% $313
Rate	-1.0pp $272	-0.5pp $247	base $221	+0.5pp $196	+1.0pp $169

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-23
   days on market $99,900 Active 189 DOM
2. 2026-06-22
   days on market $99,900 Active 188 DOM
3. 2026-06-19
   days on market $99,900 Active 186 DOM
4. 2026-06-18
   days on market $99,900 Active 185 DOM
5. 2026-06-17
   days on market $99,900 Active 184 DOM
6. 2026-06-16
   days on market $99,900 Active 183 DOM
7. 2026-06-15
   days on market $99,900 Active 182 DOM
8. 2026-06-14
   days on market $99,900 Active 180 DOM
9. 2026-06-13
   days on market $99,900 Active 179 DOM
10. 2026-06-10
    days on market $99,900 Active 177 DOM
11. 2026-06-09
    days on market $99,900 Active 176 DOM
12. 2026-06-08
    days on market $99,900 Active 175 DOM
13. 2026-06-07
    days on market $99,900 Active 174 DOM
14. 2026-06-05
    days on market $99,900 Active 171 DOM
15. 2026-06-03
    days on market $99,900 Active 170 DOM
16. 2026-06-02
    days on market $99,900 Active 169 DOM
17. 2026-06-01
    days on market $99,900 Active 168 DOM
18. 2026-05-31
    days on market $99,900 Active 167 DOM
19. 2026-05-30
    days on market $99,900 Active 166 DOM
20. 2025-12-15
    listed $105,000 Active 528-char remark

    Show marketing remark (528 chars)

    Escape to the country with this move-in ready 2 bedroom, 1 bath home nestled on 2 unrestricted acres at the end of a peaceful dead-end road. Privacy, space, and simplicity come together in this charming property, ideal for those looking to slow down and enjoy the outdoors. Located in the highly-rated Harleton School District with no restrictions, you’re free to build, garden, raise animals, or simply relax under the wide open Texas skies. Affordable, peaceful, and full of potential—this one’s a rare find!

21. 2025-06-17
    price $104,000
22. 2025-04-26
    listed $109,000 Active
23. 2024-06-27
    price $99,888
24. 2024-06-04
    listed $104,888 Active

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

Taxation est. · year 1

• Rental income: $13,851
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$2,906
• Taxable income: $1,135
• Est. tax owed @ 24.0%: −$272
• After-tax cash flow: $2,385/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 · 6 photos

Fair 45/100 Moderate rehab

This single-family home requires moderate renovations to improve its exterior and interior condition, enhancing its resale and rental value.

Repairs flagged

• Major roof — Significant rust and deterioration
• Major exterior siding — Worn and peeling
• Major flooring — Worn and in need of replacement

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace flooring — Improves comfort and aesthetics
• Both Replace roof — Essential for structural integrity and longevity

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant rust and deterioration	Major	$15,000–50,000
exterior siding · Worn and peeling	Major	$15,000–50,000
flooring · Worn and in need of replacement	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace flooring — Improves comfort and aesthetics ↑
• Both Replace roof — Essential for structural integrity and longevity ↑

ⓘ 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: Harleton ISD
• NCES district ID: 4822500
• Math proficiency: 55% ▼ -11.00%
• Reading proficiency: 58% ▬ 0.00%
• Median HH income: $43,941
• Composite: 47.59/100
• National rank: #2261
• State rank: #104 of 826 in TX

Livability — Pine Harbor

• Score: 50/100
• State rank: #1494
• US rank: #25521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,231

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 68,691 people
• By 2030: 69,317 · +0.9%
• By 2040: 69,973 · +1.9%
• By 2050: 70,090 · +2.0%
• By 2075: 70,607 · +2.8%
• By 2100: 67,546 · -1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 10% Hispanic / Latino 5% Native American 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 1% Hungarian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+50.6) · D 24.4% · R 75.0%
• 2008→2024 swing: -19.2pp toward R · 2008: -31.4pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+45.6 2016: R+43.9 2012: R+34.6 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.84%
• Current HPI: 103.4043
• 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

+0.1% since first listed

5 events — show timeline

• 2025-12-15 Listed $105,000 LAAR
• 2025-06-17 Price Changed $104,000 LAAR
• 2025-04-26 Listed $109,000 LAAR
• 2024-06-27 Price Changed $99,888 LAAR
• 2024-06-04 Listed $104,888 LAAR