205 Blanton Rd · Palestine, TX 75803

$137,000

3 bd · 1.5 ba · 1,373 sqft · SingleFamily public records · 63 Days on market

Built 1982 10,193 sqft lot $100/sqft · at area comps Est $136k · at est.

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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 +20.7/30.0
• ARV discount +7.3/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 3 bedroom, 1.5 bath brick home offers a warm and inviting layout with a kitchen dining combo that maximizes space and functionality. The roof is only one year old, and the home features new flooring in the kitchen, dining area, den, hallway and bathrooms for a clean, updated look. A dedicated utility room provides added convenience and storage. Located in Westwood ISD, this property delivers comfort, value, and a great location for everyday living.

Key facts

• 0.23 acre lot
• Built 1982
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $137k).
• Recommended offer: $129k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.9% in Palestine — 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 66/100 on livability (#657 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools D, employment D.
• Westwood ISD (town): math 28% / reading 29% proficiency, ranked #659 of 826 in TX (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 134 active listings in the ZIP; 29 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $947 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Anderson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($129k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,779 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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 D 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: 1.04% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $136,470
• List price: $137,000
• Delta: 0.39%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Clearview Dr	0.39mi	3/1.0	1,305 (-5%)	6mo	$138,900	$106	66
112 Cedar Heights Dr	0.55mi	3/2.0	1,377 (+0%)	9mo	$138,900	$101	64
117 Clearview Dr	0.39mi	3/1.5	1,234 (-10%)	7mo	$139,000	$113	59
1506 Bassett Rd	0.73mi	4/2.0 (+1)	1,485 (+8%)	0mo	$180,000	$121	45

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

Projected returns pro-forma

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

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-10,389
• Equity at exit: $20,427

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $6,208
• Equity at exit: $11,845

Cash invested: $38,360 (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 75803

• Home prices YoY: -34.0%
• Active inventory: 134
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,422 medium
• Mortgage (P&I): −$718
• Tax from tax record: −$163 /mo · $1,955/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $185

Break-even live

Break-even rent $1,188

Max offer price $137,000

Occupancy floor 82%

Sensitivity live

Price	-10% $263	-5% $224	+0% $185	+5% $146	+10% $108
Rent	-10% $73	-5% $129	+0% $185	+5% $241	+10% $298
Rate	-1.0pp $254	-0.5pp $220	base $185	+0.5pp $150	+1.0pp $114

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $137,000 Active 63 DOM
2. 2026-06-18
   days on market $137,000 Active 62 DOM
3. 2026-06-17
   days on market $137,000 Active 61 DOM
4. 2026-06-16
   days on market $137,000 Active 60 DOM
5. 2026-06-15
   days on market $137,000 Active 59 DOM
6. 2026-06-14
   days on market $137,000 Active 57 DOM
7. 2026-06-12
   days on market $137,000 Active 56 DOM
8. 2026-06-09
   days on market $137,000 Active 53 DOM
9. 2026-06-08
   days on market $137,000 Active 52 DOM
10. 2026-06-07
    days on market $137,000 Active 51 DOM
11. 2026-06-07
    days on market $137,000 Active 50 DOM
12. 2026-06-04
    days on market $137,000 Active 47 DOM
13. 2026-06-02
    days on market $137,000 Active 46 DOM
14. 2026-06-01
    days on market $137,000 Active 45 DOM
15. 2026-05-31
    days on market $137,000 Active 44 DOM
16. 2026-05-31
    days on market $137,000 Active 43 DOM
17. 2026-04-17
    listed $137,000 Active 466-char remark

    Show marketing remark (466 chars)

    This charming 3 bedroom, 1.5 bath brick home offers a warm and inviting layout with a kitchen dining combo that maximizes space and functionality. The roof is only one year old, and the home features new flooring in the kitchen, dining area, den, hallway and bathrooms for a clean, updated look. A dedicated utility room provides added convenience and storage. Located in Westwood ISD, this property delivers comfort, value, and a great location for everyday living.

18. 1990-08-28
    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: $1,955 · $163/mo
• Projected year-2 tax: $2,507 · $209/mo
• Expected delta: +$552/yr (+$46/mo · 28.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,068
• − Mortgage interest: −$7,674
• − Property taxes: −$1,955
• − Insurance: −$685
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$3,985
• Taxable income: $37
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $2,213/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: Westwood ISD
• NCES district ID: 4843290
• Math proficiency: 28% ▼ -8.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $44,200
• Composite: 24.41/100
• National rank: #7684
• State rank: #659 of 826 in TX

Livability — Palestine

• Score: 66/100
• State rank: #657
• US rank: #12357

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palestine, TX
• City population: 17,531
• Population (ZIP): 21,390

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 56,663 people
• By 2030: 57,373 · +1.3%
• By 2040: 58,960 · +4.1%
• By 2050: 59,073 · +4.3%
• By 2075: 53,737 · -5.2%
• By 2100: 42,516 · -25.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Hispanic / Latino 24% Two or more races 17% Black 14%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Romanian 1% Iranian 1% Slovak 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+61.8) · D 18.8% · R 80.6%
• 2008→2024 swing: -18.3pp toward R · 2008: -43.5pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+58.0 2016: R+58.1 2012: R+52.2 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.92%
• Current HPI: 186.4885
• 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

2 events — show timeline

• 2026-04-17 Listed $137,000 PAOR
• 1990-08-28 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,955 · +7.0% YoY. Source: county tax records.