607 2nd St · San Augustine, TX 75972

$65,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 260 Days on market

Built 2005 0.26 ac lot

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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 +26.0/30.0
• DSCR +8.7/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Charming 3 bedroom 1 frame home on a slab slab sitting on a spacious corner lot. Conveniently located in downtown San Augustine

Key facts

• Corner lot
• 0.26 acre lot
• Built 2005

Tags

• CORNER LOT
• DOWNTOWN SAN AUGUSTINE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($884 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#579 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• San Augustine ISD (rural): math 16% / reading 23% proficiency, ranked #786 of 826 in TX (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 88 active listings in the ZIP; 2 units permitted in San Augustine County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($449 loan paydown + $2k appreciation (3.7% local appreciation)).
• San Augustine County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 260 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.36% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.62%
• DSCR: 1.47
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 2.13×
• Total profit: $20,478
• Equity at exit: $31,693

10-year hold

• IRR: 19.9%
• Equity multiple: 4.07×
• Total profit: $55,830
• Equity at exit: $50,854

Cash invested: $18,200 (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 75972

• Home prices YoY: 3.2%
• Active inventory: 88
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $884 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$169 /mo · $2,032/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $161

Break-even live

Break-even rent $680

Max offer price $65,000

Occupancy floor 77%

Sensitivity live

Price	-10% $198	-5% $180	+0% $161	+5% $143	+10% $124
Rent	-10% $91	-5% $126	+0% $161	+5% $196	+10% $231
Rate	-1.0pp $194	-0.5pp $178	base $161	+0.5pp $144	+1.0pp $127

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $65,000 Active 260 DOM
2. 2026-06-18
   days on market $65,000 Active 259 DOM
3. 2026-06-17
   days on market $65,000 Active 258 DOM
4. 2026-06-16
   days on market $65,000 Active 257 DOM
5. 2026-06-15
   days on market $65,000 Active 256 DOM
6. 2026-06-14
   days on market $65,000 Active 254 DOM
7. 2026-06-12
   days on market $65,000 Active 253 DOM
8. 2026-06-09
   days on market $65,000 Active 250 DOM
9. 2026-06-08
   days on market $65,000 Active 249 DOM
10. 2026-06-07
    days on market $65,000 Active 248 DOM
11. 2026-06-03
    days on market $65,000 Active 244 DOM
12. 2026-06-02
    days on market $65,000 Active 243 DOM
13. 2026-06-01
    days on market $65,000 Active 242 DOM
14. 2026-05-31
    days on market $65,000 Active 241 DOM
15. 2026-05-30
    days on market $65,000 Active 240 DOM
16. 2025-11-04
    status Active 127-char remark

    Show marketing remark (127 chars)

    Charming 3 bedroom 1 frame home on a slab slab sitting on a spacious corner lot. Conveniently located in downtown San Augustine

17. 2025-10-31
    status Pending 127-char remark

    Show marketing remark (127 chars)

    Charming 3 bedroom 1 frame home on a slab slab sitting on a spacious corner lot. Conveniently located in downtown San Augustine

18. 2025-09-28
    listed $65,000 Active 127-char remark

    Show marketing remark (127 chars)

    Charming 3 bedroom 1 frame home on a slab slab sitting on a spacious corner lot. Conveniently located in downtown San Augustine

19. 2023-07-21
    soldstatus
20. 2022-04-18
    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: $2,032 · $169/mo
• Projected year-2 tax: $2,032 · $169/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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $10,608
• − Mortgage interest: −$3,641
• − Property taxes: −$2,032
• − Insurance: −$325
• − Repairs & maintenance: −$849
• − Management: −$849
• − Depreciation: −$1,891
• Taxable income: $1,022
• Est. tax owed @ 24.0%: −$245
• After-tax cash flow: $1,688/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: San Augustine ISD
• NCES district ID: 4838760
• Math proficiency: 16% ▼ -6.00%
• Reading proficiency: 23% ▲ 1.00%
• Median HH income: $30,460
• Composite: 15.61/100
• National rank: #9291
• State rank: #786 of 826 in TX

Livability — San Augustine

• Score: 67/100
• State rank: #579
• US rank: #11071

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Augustine, TX
• Population (ZIP): 5,896

Population outlook (San Augustine County) Hauer SSP2

• Today (2025): 7,544 people
• By 2030: 7,094 · -6.0%
• By 2040: 6,327 · -16.1%
• By 2050: 5,645 · -25.2%
• By 2075: 4,447 · -41.1%
• By 2100: 3,299 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 56% Black 30% Hispanic / Latino 11% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Serbian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · San Augustine

• 2024 margin: Solid R (+56.3) · D 21.6% · R 77.8%
• 2008→2024 swing: -29.0pp toward R · 2008: -27.3pp · 2024: -56.3pp
• All cycles: 2024: R+56.3 2020: R+50.6 2016: R+48.1 2012: R+34.6 2008: R+27.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.67%
• Current HPI: 116.5112
• 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

• 2025-11-04 Relisted — Deep East Texas MLS
• 2025-10-31 Pending — Deep East Texas MLS
• 2025-09-28 Listed $65,000 Deep East Texas MLS
• 2023-07-21 Sold (Public Records) — Public Records
• 2022-04-18 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,032 · -0.5% YoY. Source: county tax records.