15443 San Jacinto St · Hamshire, TX 77622

$234,900

3 bd · 2.0 ba · 1,890 sqft · SingleFamily public records · 21 Days on market

Built 1966 0.34 ac lot $124/sqft · 11% below area Est $263k · 11% under ↓ 11% since listing

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Why this score? — see what drove the D 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).

• ARV discount +12.3/15.0
• Cash flow +8.1/30.0
• Appreciation +6.0/10.0
• Schools +3.5/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks MLS

This charming 1,890 sq. ft. brick home offers the perfect blend of comfort and convenience in the Hamshire-Fannett School District. Inside, you’ll find durable vinyl plank and tile flooring, a spacious living area with a cozy fireplace, and a wonderful kitchen featuring quartz countertops, a breakfast bar, and all appliances needed to make a home cooked meal. The home also offers an indoor laundry room for added ease. Step outside to a fenced and shaded backyard with two mature pecan trees, a stately oak, and a handy storage building—ideal for tools or hobbies. Situated on a quiet street within walking distance to Hamshire-Fannett High School, this home delivers both tranquility and accessibility. With tasteful updates, generous living space, and a peaceful setting, it’s move-in ready and waiting for you to call it home. Seller is a Licensed TX Realtor.

Key facts

• Quartz countertops
• Brick home
• Tile flooring

Tags

• BRICK HOME
• VINYL PLANK FLOORING
• TILE FLOORING
• QUARTZ COUNTERTOPS
• BREAKFAST BAR
• INDOOR LAUNDRY ROOM

Property features AI

Finance

• Other: Living area listed as 1,890
• Financial info: No lease considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Faces west
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1966
• Exterior features: Asphalt road access; Cleared lot

Interior

• Kitchen: Electric range; Free-standing range; Oven
• Bedrooms: Primary bedroom on the first floor (approx. 16'2" x 12'11"); Bedroom on the first floor (approx. 10' x 12'); Bedroom on the first floor (approx. 9'11" x 15'8"); 3 total rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Insulation; Cleared lot
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (23.7% below list).
• Recommended offer: $179k (23.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Hamshire-Fannett ISD (rural): math 31% / reading 46% proficiency, ranked #398 of 826 in TX (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hamshire-Fannett El (math 52% / reading 62%, grade C+, #505 of 4,322 statewide, top 13%, 644 students, 48% FRL); Hamshire-Fannett Middle (math 23% / reading 41%, grade F, #971 of 1,662 statewide, top 60%, 490 students, 48% FRL); Hamshire-Fannett H S (math 17% / reading 52%, grade F, #963 of 1,632 statewide, top 61%, 635 students, 38% FRL).
• Market conditions: 17 active listings in the ZIP; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $5k appreciation (2.0% local appreciation)).
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 3 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; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,270 (23.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.76% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.12%
• DSCR: 0.82
• GRM: 10.9

CMA / ARV

• ARV (median comp): $263,015
• List price: $234,900
• Delta: -6.89%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12802 Bergeron Dr	0.42mi	3/2.5	2,091 (+11%)	10mo	$269,000	$129	53
12826 Bergeron Dr	0.44mi	4/2.0 (+1)	1,980 (+5%)	21mo	$330,000	$167	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $1,536
• Equity at exit: $92,407

10-year hold

• IRR: 4.7%
• Equity multiple: 1.64×
• Total profit: $41,827
• Equity at exit: $132,881

Cash invested: $65,772 (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 77622

• Home prices YoY: 1.1%
• Active inventory: 17
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,793 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$312 /mo · $3,747/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-226

Break-even live

Break-even rent $2,078

Max offer price $195,020

Occupancy floor —

Sensitivity live

Price	-10% $-93	-5% $-159	+0% $-226	+5% $-292	+10% $-359
Rent	-10% $-367	-5% $-297	+0% $-226	+5% $-155	+10% $-84
Rate	-1.0pp $-107	-0.5pp $-166	base $-226	+0.5pp $-287	+1.0pp $-349

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   price $234,900 Active 21 DOM
2. 2026-06-18
   days on market $239,000 Active 21 DOM
3. 2026-06-17
   days on market $239,000 Active 20 DOM
4. 2026-06-16
   days on market $239,000 Active 19 DOM
5. 2026-06-15
   days on market $239,000 Active 18 DOM
6. 2026-06-14
   days on market $239,000 Active 16 DOM
7. 2026-06-13
   days on market $239,000 Active 15 DOM
8. 2026-06-10
   days on market $239,000 Active 13 DOM
9. 2026-06-09
   days on market $239,000 Active 12 DOM
10. 2026-06-08
    days on market $239,000 Active 11 DOM
11. 2026-06-07
    days on market $239,000 Active 10 DOM
12. 2026-06-03
    days on market $239,000 Active 6 DOM
13. 2026-06-02
    days on market $239,000 Active 5 DOM
14. 2026-06-01
    days on market $239,000 Active 4 DOM
15. 2026-05-31
    days on market $239,000 Active 3 DOM
16. 2026-05-30
    days on market $239,000 Active 2 DOM
17. 2026-03-16
    price $244,900 883-char remark

    Show marketing remark (883 chars)

    This charming 1,890 sq. ft. brick home offers the perfect blend of comfort and convenience in the Hamshire-Fannett School District. Inside, you’ll find durable vinyl plank and tile flooring, a spacious living area with a cozy fireplace, and a wonderful kitchen featuring quartz countertops, a breakfast bar, and all appliances needed to make a home cooked meal. The home also offers an indoor laundry room for added ease. Step outside to a fenced and shaded backyard with two mature pecan trees, a stately oak, and a handy storage building—ideal for tools or hobbies. Situated on a quiet street within walking distance to Hamshire-Fannett High School, this home delivers both tranquility and accessibility. With tasteful updates, generous living space, and a peaceful setting, it’s move-in ready and waiting for you to call it home. Seller is a Licensed TX Realtor.

18. 2026-02-20
    price $248,000 883-char remark

    Show marketing remark (883 chars)

    This charming 1,890 sq. ft. brick home offers the perfect blend of comfort and convenience in the Hamshire-Fannett School District. Inside, you’ll find durable vinyl plank and tile flooring, a spacious living area with a cozy fireplace, and a wonderful kitchen featuring quartz countertops, a breakfast bar, and all appliances needed to make a home cooked meal. The home also offers an indoor laundry room for added ease. Step outside to a fenced and shaded backyard with two mature pecan trees, a stately oak, and a handy storage building—ideal for tools or hobbies. Situated on a quiet street within walking distance to Hamshire-Fannett High School, this home delivers both tranquility and accessibility. With tasteful updates, generous living space, and a peaceful setting, it’s move-in ready and waiting for you to call it home. Seller is a Licensed TX Realtor.

19. 2026-02-18
    listed $255,000 Active 883-char remark

    Show marketing remark (883 chars)

    This charming 1,890 sq. ft. brick home offers the perfect blend of comfort and convenience in the Hamshire-Fannett School District. Inside, you’ll find durable vinyl plank and tile flooring, a spacious living area with a cozy fireplace, and a wonderful kitchen featuring quartz countertops, a breakfast bar, and all appliances needed to make a home cooked meal. The home also offers an indoor laundry room for added ease. Step outside to a fenced and shaded backyard with two mature pecan trees, a stately oak, and a handy storage building—ideal for tools or hobbies. Situated on a quiet street within walking distance to Hamshire-Fannett High School, this home delivers both tranquility and accessibility. With tasteful updates, generous living space, and a peaceful setting, it’s move-in ready and waiting for you to call it home. Seller is a Licensed TX Realtor.

20. 2026-02-09
    historical
21. 2025-12-01
    price $254,900
22. 2025-12-01
    price $254,900
23. 2025-11-18
    price $255,000
24. 2025-11-10
    price $259,900
25. 2025-11-10
    price $259,900
26. 2025-10-30
    price $264,900
27. 2025-10-28
    listed $264,900 Active
28. 2011-09-09
    soldstatus
29. 2005-07-20
    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: $3,747 · $312/mo
• Projected year-2 tax: $4,299 · $358/mo
• Expected delta: +$551/yr (+$46/mo · 14.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 25 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: $21,512
• − Mortgage interest: −$13,158
• − Property taxes: −$3,747
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$6,833
• Taxable loss: −$6,843
• Est. tax savings @ 24.0%: +$1,642
• After-tax cash flow: $-1,067/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: Hamshire-Fannett ISD
• NCES district ID: 4822320
• Math proficiency: 31% ▼ -18.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $64,626
• Composite: 34.59/100
• National rank: #5160
• State rank: #398 of 826 in TX

Livability — Hamshire

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Hamshire, TX
• Population (ZIP): 1,799

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 259,015 people
• By 2030: 260,685 · +0.6%
• By 2040: 263,309 · +1.7%
• By 2050: 265,237 · +2.4%
• By 2075: 270,193 · +4.3%
• By 2100: 255,628 · -1.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 11% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 18% Serbian 4% Subsaharan African 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Jefferson

• 2024 margin: Lean R (+8.9) · D 45.1% · R 54.0%
• 2008→2024 swing: -11.1pp toward R · 2008: 2.2pp · 2024: -8.9pp
• All cycles: 2024: R+8.9 2020: R+1.6 2016: R+0.5 2012: D+1.6 2008: D+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.98%
• Current HPI: 179.7969
• 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

-11.3% since first listed

16 events — show timeline

• 2026-06-18 Price Changed $234,900 HARMLS
• 2026-05-28 Price Changed $239,000 BBOR
• 2026-05-28 Listed $239,000 HARMLS
• 2026-03-16 Price Changed $244,900 BBOR
• 2026-02-20 Price Changed $248,000 BBOR
• 2026-02-18 Listed $255,000 BBOR
• 2026-02-09 Listing Removed — HARMLS
• 2025-12-01 Price Changed $254,900 BBOR
• 2025-12-01 Price Changed $254,900 HARMLS
• 2025-11-18 Price Changed $255,000 BBOR
• 2025-11-10 Price Changed $259,900 BBOR
• 2025-11-10 Price Changed $259,900 HARMLS
• 2025-10-30 Price Changed $264,900 BBOR
• 2025-10-28 Listed $264,900 HARMLS
• 2011-09-09 Sold (Public Records) — Public Records
• 2005-07-20 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $3,747 · +0.4% YoY. Source: county tax records.