908 Pearl St #302 · Nacogdoches, TX 75961

$92,000

2 bd · 2.0 ba · 957 sqft · Condo · 7 Days on market

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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 +22.4/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained 2 Bedroom 2 Bathroom 950 sq. ft. downstairs condominium in quaint Austin House Condominium complex. High ceilings coupled with floor to ceiling windows allow for beautiful natural light. Wood vinyl plank flooring throughout and with new carpet in bedroom. Friendly fresh paint colors. All appliances included. Nice patio. Open parking. HOA recent repairs include new stairs, roofs, recently striped parking lot, and some new retaining walls.

Key facts

• Ground-floor unit
• Listed 6 days

Tags

• GROUND-FLOOR UNIT
• PRIVATE COVERED PATIOS
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING

Property features AI

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential condominium; Multifamily zoning (Center MF)
• Construction: Aluminum siding; Vinyl siding; Slab foundation
• Exterior features: Composition roof

Interior

• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vinyl flooring; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $92k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Cap rate 8.3% vs local median 2.3% in Nacogdoches — 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 72/100 on livability (#252 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities C-, commute F, employment F.
• Nacogdoches ISD (town): math 26% / reading 30% proficiency, ranked #688 of 826 in TX (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Thomas J Rusk El (math 37% / reading 40%, grade F, #1,680 of 4,322 statewide, top 40%, 504 students, 88% FRL) — zoned schools average 88% FRL vs 72% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 91 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 35 units permitted in Nacogdoches County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $636 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y ago 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, 80% chance of damaging wind over 30y; major 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 $92,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.31% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.12%
• DSCR: 1.32
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-5,052
• Equity at exit: $13,717

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $8,617
• Equity at exit: $7,954

Cash invested: $25,760 (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 75961

• Home prices YoY: -30.2%
• Active inventory: 91
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,203 high
• Mortgage (P&I): −$482
• Tax from tax record: −$126 /mo · $1,516/yr
• Insurance: −$38
• HOA est. from 4 same-building comps: −$150
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $153

Break-even live

Break-even rent $1,009

Max offer price $92,000

Occupancy floor 82%

Sensitivity live

Price	-10% $205	-5% $179	+0% $153	+5% $127	+10% $101
Rent	-10% $58	-5% $105	+0% $153	+5% $200	+10% $248
Rate	-1.0pp $199	-0.5pp $176	base $153	+0.5pp $129	+1.0pp $105

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 W Starr Ave #102 Nacogdoches, TX	3.0	2.0	1095	$2,000	$1.83	44d	1	0.30mi
1905 Banita St #102 Nacogdoches, TX	2.0	2.0	875	$1,950	$2.23	44d	1	0.61mi
327 W College St Nacogdoches, TX	2.0	2.0	965	$850	$0.88	44d	1	0.68mi
2109 Pearl St Unit E12 Nacogdoches, TX	2.0	1.0	850	$975	$1.15	44d	1	0.74mi
2109 Pearl St Unit F15 Nacogdoches, TX	3.0	1.5	939	$1,075	$1.14	44d	1	0.74mi
2120 Pearl St Nacogdoches, TX	1.0	1.0	686	$995	$1.45	44d	2	0.80mi
420 Wedgewood St Nacogdoches, TX	2.0	1.5	800	$850	$1.06	44d	1	0.97mi
2325 Pearl St Nacogdoches, TX	2.0	1.0	750	$895	$1.19	44d	1	0.98mi
2521 Pearl St #207 Nacogdoches, TX	2.0	1.5	900	$950	$1.06	44d	1	1.14mi
900 Hackberry St Unit 912 Nacogdoches, TX	1.0	1.0	630	$700	$1.11	44d	1	1.35mi
108 E Seale St Nacogdoches, TX	1.0	1.0	550	$650	$1.18	44d	1	1.40mi
3230 Pearl St Unit 6 1 Nacogdoches, TX	2.0	2.5	1054	$1,200	$1.14	44d	1	1.50mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-19
   days on market $92,000 Active 7 DOM
2. 2026-06-18
   days on market $92,000 Active 6 DOM
3. 2026-06-17
   days on market $92,000 Active 5 DOM
4. 2026-06-16
   days on market $92,000 Active 4 DOM
5. 2026-06-15
   days on market $92,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $92,000 Active 1 DOM

ⓘ 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: $1,516 · $126/mo
• Projected year-2 tax: $1,684 · $140/mo
• Expected delta: +$168/yr (+$14/mo · 11.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 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: $14,430
• − Mortgage interest: −$5,153
• − Property taxes: −$1,516
• − Insurance: −$460
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − HOA: −$1,800
• − Depreciation: −$2,676
• Taxable income: $516
• Est. tax owed @ 24.0%: −$124
• After-tax cash flow: $1,711/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: Nacogdoches ISD
• NCES district ID: 4832090
• Math proficiency: 26% ▼ -12.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $33,759
• Composite: 22.98/100
• National rank: #7983
• State rank: #688 of 826 in TX

Livability — Nacogdoches

• Score: 72/100
• State rank: #252
• US rank: #5962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nacogdoches, TX
• County: Nacogdoches County · 53,896 people
• City population: 53,896
• Metro: Nacogdoches, TX
• Population (ZIP): 15,183
• Household income: $41,495
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 1295.0

Population outlook (Nacogdoches County) Hauer SSP2

• Today (2025): 66,553 people
• By 2030: 66,920 · +0.6%
• By 2040: 66,833 · +0.4%
• By 2050: 66,462 · -0.1%
• By 2075: 65,710 · -1.3%
• By 2100: 62,321 · -6.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 53% Black 30% Hispanic / Latino 14% Two or more races 11%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Nacogdoches

• 2024 margin: Solid R (+38.8) · D 30.2% · R 69.0%
• 2008→2024 swing: -11.3pp toward R · 2008: -27.5pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+31.3 2016: R+35.4 2012: R+36.2 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.75%
• Current HPI: 163.4176
• Rent YoY: —
• Metro: Nacogdoches, 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

+145.3% since first listed

8 events — show timeline

• 2026-06-12 Listed $92,000 Deep East Texas MLS
• 2018-07-18 Sold (Public Records) — Public Records
• 2018-07-18 Sold (MLS) — Deep East Texas MLS
• 2018-06-30 Listed $46,000 Deep East Texas MLS
• 2016-02-19 Sold (Public Records) — Public Records
• 2014-01-14 Sold (Public Records) — Public Records
• 2014-01-10 Sold (MLS) — Deep East Texas MLS
• 2013-12-02 Listed $37,500 Deep East Texas MLS

Property tax history

+6.3%/yr

Latest (2025): $1,516 · +3.1% YoY. Source: county tax records.