607 Rainey St · Palestine, TX 75801

$30,000

2 bd · 1.0 ba · 1,004 sqft · SingleFamily public records · 310 Days on market

Built 1900 0.27 ac lot $30/sqft · 67% below area ↓ 44% since listing

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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
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer-Upper on a Generous Corner Lot! This 2 bed, 1 bath home is a true investment opportunity for those ready to roll up their sleeves. Located within city limits on a large corner lot, the property needs substantial work but holds great potential. Whether you're looking to flip, rent, or rebuild, this one is full of possibilities!

Key facts

• 0.27 acre lot
• Built 1900
• Listed 310 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $684 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 33.6% 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.
• Palestine ISD (town): math 36% / reading 37% proficiency, ranked #509 of 826 in TX (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 196 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $207 of loan paydown is wiped out by about $900 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 310 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 74% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 310 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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?
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: 3.83% ✓
• Cap rate: 33.64%
• Cash-on-cash: 97.68%
• DSCR: 5.35
• GRM: 2.2

CMA / ARV

• ARV (median comp): $91,523
• List price: $30,000
• Delta: -67.22%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 98.7%
• Equity multiple: 5.61×
• Total profit: $38,713
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 11.70×
• Total profit: $89,894
• Equity at exit: $2,594

Cash invested: $8,400 (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 75801

• Home prices YoY: -35.0%
• Active inventory: 196
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$53 /mo · $636/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $684

Break-even live

Break-even rent $282

Max offer price $30,000

Occupancy floor 35%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1600 E Murchison St Palestine, TX	1.0	1.0	700	$787	$1.12	44d	1	1.22mi

Listing history 30 events

1. 2026-06-19
   days on market $30,000 Active 310 DOM
2. 2026-06-18
   days on market $30,000 Active 309 DOM
3. 2026-06-17
   days on market $30,000 Active 308 DOM
4. 2026-06-16
   days on market $30,000 Active 307 DOM
5. 2026-06-15
   days on market $30,000 Active 306 DOM
6. 2026-06-14
   days on market $30,000 Active 304 DOM
7. 2026-06-12
   days on market $30,000 Active 303 DOM
8. 2026-06-09
   days on market $30,000 Active 300 DOM
9. 2026-06-08
   days on market $30,000 Active 299 DOM
10. 2026-06-07
    days on market $30,000 Active 298 DOM
11. 2026-06-04
    days on market $30,000 Active 294 DOM
12. 2026-06-02
    days on market $30,000 Active 293 DOM
13. 2026-06-01
    days on market $30,000 Active 292 DOM
14. 2026-05-31
    days on market $30,000 Active 291 DOM
15. 2026-05-31
    days on market $30,000 Active 290 DOM
16. 2026-04-13
    status Active 334-char remark

    Show marketing remark (334 chars)

    Fixer-Upper on a Generous Corner Lot! This 2 bed, 1 bath home is a true investment opportunity for those ready to roll up their sleeves. Located within city limits on a large corner lot, the property needs substantial work but holds great potential. Whether you're looking to flip, rent, or rebuild, this one is full of possibilities!

17. 2026-04-13
    price $30,000 334-char remark

    Show marketing remark (334 chars)

    Fixer-Upper on a Generous Corner Lot! This 2 bed, 1 bath home is a true investment opportunity for those ready to roll up their sleeves. Located within city limits on a large corner lot, the property needs substantial work but holds great potential. Whether you're looking to flip, rent, or rebuild, this one is full of possibilities!

18. 2025-07-28
    listed $40,000 Active 334-char remark

    Show marketing remark (334 chars)

    Fixer-Upper on a Generous Corner Lot! This 2 bed, 1 bath home is a true investment opportunity for those ready to roll up their sleeves. Located within city limits on a large corner lot, the property needs substantial work but holds great potential. Whether you're looking to flip, rent, or rebuild, this one is full of possibilities!

19. 2025-02-24
    soldstatus
20. 2024-12-02
    soldstatus
21. 2024-11-27
    soldstatus Closed 324-char remark

    Show marketing remark (324 chars)

    Prime investment opportunity in downtown Palestine, TX: this property features two adjacent lots, one with a house and the other a vacant corner lot. The existing home offers potential for renovation and increased value. Ideal for developers or investors looking to capitalize on the strategic location and growth potential.

22. 2024-11-13
    historical 324-char remark

    Show marketing remark (324 chars)

    Prime investment opportunity in downtown Palestine, TX: this property features two adjacent lots, one with a house and the other a vacant corner lot. The existing home offers potential for renovation and increased value. Ideal for developers or investors looking to capitalize on the strategic location and growth potential.

23. 2024-10-29
    price $24,000 324-char remark

    Show marketing remark (324 chars)

    Prime investment opportunity in downtown Palestine, TX: this property features two adjacent lots, one with a house and the other a vacant corner lot. The existing home offers potential for renovation and increased value. Ideal for developers or investors looking to capitalize on the strategic location and growth potential.

24. 2024-08-26
    price $34,000 324-char remark

    Show marketing remark (324 chars)

    Prime investment opportunity in downtown Palestine, TX: this property features two adjacent lots, one with a house and the other a vacant corner lot. The existing home offers potential for renovation and increased value. Ideal for developers or investors looking to capitalize on the strategic location and growth potential.

25. 2024-07-29
    price $39,000 324-char remark

    Show marketing remark (324 chars)

    Prime investment opportunity in downtown Palestine, TX: this property features two adjacent lots, one with a house and the other a vacant corner lot. The existing home offers potential for renovation and increased value. Ideal for developers or investors looking to capitalize on the strategic location and growth potential.

26. 2024-07-15
    price $44,000 324-char remark

    Show marketing remark (324 chars)

    Prime investment opportunity in downtown Palestine, TX: this property features two adjacent lots, one with a house and the other a vacant corner lot. The existing home offers potential for renovation and increased value. Ideal for developers or investors looking to capitalize on the strategic location and growth potential.

27. 2024-06-26
    price $49,000 324-char remark

    Show marketing remark (324 chars)

    Prime investment opportunity in downtown Palestine, TX: this property features two adjacent lots, one with a house and the other a vacant corner lot. The existing home offers potential for renovation and increased value. Ideal for developers or investors looking to capitalize on the strategic location and growth potential.

28. 2024-06-14
    listed $54,000 Active 324-char remark

    Show marketing remark (324 chars)

    Prime investment opportunity in downtown Palestine, TX: this property features two adjacent lots, one with a house and the other a vacant corner lot. The existing home offers potential for renovation and increased value. Ideal for developers or investors looking to capitalize on the strategic location and growth potential.

29. 2024-02-29
    soldstatus
30. 2000-06-29
    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: $636 · $53/mo
• Projected year-2 tax: $636 · $53/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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 27 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $13,770
• − Mortgage interest: −$1,680
• − Property taxes: −$636
• − Insurance: −$150
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$873
• Taxable income: $8,228
• Est. tax owed @ 24.0%: −$1,975
• After-tax cash flow: $6,230/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: Palestine ISD
• NCES district ID: 4834050
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $36,881
• Composite: 30.34/100
• National rank: #6267
• State rank: #509 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
• County: Anderson County · 17,531 people
• City population: 17,531
• Metro: Palestine, TX
• Population (ZIP): 17,531
• Household income: $56,787
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 609.0

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 0.67)
• Race & ethnicity: White 48% Black 27% Hispanic / Latino 17% Two or more races 15% Native American 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 85% English-only · Spanish 12%

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: ▼ -83.17%
• Current HPI: 154.6138
• Rent YoY: —
• Metro: Palestine, 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

-44.4% since first listed

15 events — show timeline

• 2026-04-13 Relisted — PAOR
• 2026-04-13 Price Changed $30,000 PAOR
• 2025-07-28 Listed $40,000 PAOR
• 2025-02-24 Sold (Public Records) — Public Records
• 2024-12-02 Sold (Public Records) — Public Records
• 2024-11-27 Sold (MLS) — GTAR
• 2024-11-13 Delisted — GTAR
• 2024-10-29 Price Changed $24,000 GTAR
• 2024-08-26 Price Changed $34,000 GTAR
• 2024-07-29 Price Changed $39,000 GTAR
• 2024-07-15 Price Changed $44,000 GTAR
• 2024-06-26 Price Changed $49,000 GTAR
• 2024-06-14 Listed $54,000 GTAR
• 2024-02-29 Sold (Public Records) — Public Records
• 2000-06-29 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $636 · -38.7% YoY. Source: county tax records.