902 Thompson · Jacksboro, TX 76458

$75,000

4 bd · 2.0 ba · 1,462 sqft · SingleFamily public records · 57 Days on market

Built 1940 9,845 sqft lot $51/sqft · 56% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 4 Bedroom 2 Bath home has a sweet charm to it. It is located on a large corner lot just a short distance from Jacksboro Middle School. Perfect starter home or rental property potential. Schedule to see it today!

Key facts

• Large corner lot
• 9,845 sq ft lot
• Built 1940

Tags

• LARGE CORNER LOT

Property features AI

Finance

• Other: Property listed as single family residence; Listing status: Active; Possession at closing/funding
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence (residential); One story; Built in 1940; Not attached to another property
• Construction: Built in 1940
• Exterior features: Lot under 0.5 acre (approximately 0.226 acres); Subdivision: LIND-JACKSBORO

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms (primary bedroom on main level)
• Bathrooms: 2 full bathrooms
• Interior features: One-level layout; Living area of 1,462; One living area and one dining area; Other interior features
• Laundry & utility: No washer/dryer or utility details listed

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $818 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.4% vs local median 3.8% in Jacksboro — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#753 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute 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.
• Zoned schools: Jacksboro El (math 39% / reading 36%, grade F, #1,744 of 4,322 statewide, top 41%, 497 students, 68% FRL); Jacksboro Middle (math 44% / reading 40%, grade D-, #572 of 1,662 statewide, top 36%, 251 students, 68% FRL); Jacksboro H S (math 47% / reading 57%, grade D+, #447 of 1,632 statewide, top 29%, 335 students, 68% FRL) — zoned schools average 68% FRL vs 44% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 125 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 10 units permitted in Jack County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $519 of loan paydown is wiped out by about $993 of value loss. Plan a longer hold.
• At projected returns (-1.3% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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?
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: 2.31% ✓
• Cap rate: 19.38%
• Cash-on-cash: 46.72%
• DSCR: 3.08
• GRM: 3.6

CMA / ARV

• ARV (median comp): $171,492
• List price: $75,000
• Delta: -56.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1128 Turner Dr	0.17mi	3/2.0 (-1)	1,520 (+4%)	12mo	$219,500	$144	71
1015 W Archer St	0.25mi	3/— (-1)	1,400 (-4%)	9mo	$75,000	$54	69
239 N 10th St	0.36mi	3/1.0 (-1)	1,516 (+4%)	12mo	$170,000	$112	58
210 Prairie St	0.67mi	3/2.0 (-1)	1,478 (+1%)	5mo	$263,000	$178	58
200 N 8th St	0.25mi	3/2.0 (-1)	1,580 (+8%)	22mo	$249,000	$158	51
700 N Knox St	0.67mi	4/2.0	1,396 (-4%)	13mo	$203,000	$145	51
708 W College St	0.20mi	4/2.0	1,658 (+13%)	22mo	$210,000	$127	50
121 N 11th St	0.54mi	3/2.0 (-1)	1,379 (-6%)	13mo	$125,000	$91	49
232 Prairie St	0.67mi	3/2.0 (-1)	1,585 (+8%)	4mo	$296,000	$187	47
1615 W College St	0.66mi	3/2.0 (-1)	1,633 (+12%)	11mo	$329,900	$202	36
509 Henderson	0.74mi	3/1.5 (-1)	1,244 (-15%)	2mo	$35,000	$28	32
410 N Knox St	0.72mi	3/2.0 (-1)	1,253 (-14%)	20mo	$215,000	$172	21

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

Projected returns pro-forma

-1.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.3%
• Equity multiple: 3.16×
• Total profit: $45,383
• Equity at exit: $16,941

10-year hold

• IRR: 50.4%
• Equity multiple: 6.32×
• Total profit: $111,759
• Equity at exit: $16,816

Cash invested: $21,000 (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 76458

• Home prices YoY: -0.7%
• Active inventory: 125
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,730 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$124 /mo · $1,493/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $818

Break-even live

Break-even rent $695

Max offer price $75,000

Occupancy floor 48%

Sensitivity live

Price	-10% $860	-5% $839	+0% $818	+5% $796	+10% $775
Rent	-10% $681	-5% $749	+0% $818	+5% $886	+10% $954
Rate	-1.0pp $855	-0.5pp $837	base $818	+0.5pp $798	+1.0pp $778

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 N 2nd St Jacksboro, TX	3.0	2.0	1356	$1,700	$1.25	45d	1	0.38mi
205 Lacewell St Jacksboro, TX	3.0	2.0	1548	$2,000	$1.29	22d	1	0.91mi
147 Hillcrest St Jacksboro, TX	3.0	2.0	1741	$1,500	$0.86	45d	1	0.92mi

Listing history 20 events

1. 2026-06-21
   statusdays on market $75,000 Pending 57 DOM
2. 2026-06-18
   days on market $75,000 Active 56 DOM
3. 2026-06-17
   days on market $75,000 Active 55 DOM
4. 2026-06-16
   days on market $75,000 Active 54 DOM
5. 2026-06-15
   days on market $75,000 Active 53 DOM
6. 2026-06-13
   days on market $75,000 Active 51 DOM
7. 2026-06-13
   days on market $75,000 Active 50 DOM
8. 2026-06-09
   days on market $75,000 Active 47 DOM
9. 2026-06-08
   days on market $75,000 Active 46 DOM
10. 2026-06-07
    days on market $75,000 Active 45 DOM
11. 2026-06-04
    days on market $75,000 Active 42 DOM
12. 2026-06-03
    days on market $75,000 Active 41 DOM
13. 2026-06-02
    days on market $75,000 Active 40 DOM
14. 2026-06-01
    days on market $75,000 Active 39 DOM
15. 2026-05-31
    days on market $75,000 Active 38 DOM
16. 2026-04-23
    listed $75,000 Active 216-char remark
17. 1996-11-07
    soldstatus
18. 1990-09-27
    soldstatus
19. 1989-10-25
    soldstatus
20. 1988-10-25
    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: $1,493 · $124/mo
• Projected year-2 tax: $1,493 · $124/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,759
• − Mortgage interest: −$4,201
• − Property taxes: −$1,493
• − Insurance: −$375
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$2,182
• Taxable income: $9,187
• Est. tax owed @ 24.0%: −$2,205
• After-tax cash flow: $7,607/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 — Jacksboro

• Score: 64/100
• State rank: #753
• US rank: #13881

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksboro, TX
• Population (ZIP): 6,103

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: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 23% Two or more races 7% Black 5%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 83% English-only · Spanish 16%

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: ▼ -1.32%
• Current HPI: 202.1533
• 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

5 events — show timeline

• 2026-04-23 Listed $75,000 NTREIS
• 1996-11-07 Sold (Public Records) — Public Records
• 1990-09-27 Sold (Public Records) — Public Records
• 1989-10-25 Sold (Public Records) — Public Records
• 1988-10-25 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $1,493 · +0.1% YoY. Source: county tax records.