1008 San Augustine St · Center, TX 75935

$24,990

3 bd · 2.0 ba · 1,682 sqft · SingleFamily public records · 9 Days on market

Built 1938 0.36 ac lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special in Center, TX. 3 bedroom, 1 bathroom home situated on approximately 0.36 acres with a spacious layout and rehab potential. Property is vacant and in distressed condition with significant clean-out, repairs, and deferred maintenance needed throughout. or system installation. Ideal opportunity for investors, contractors, flippers, or buyers seeking a renovation project.

Key facts

• 0.36 acre lot
• Built 1938
• Listed 9 days

Property features AI

Finance

• Financial info: Acceptable financing: Cash, Conventional
• HOA & community: No homeowners association

Exterior

• Parking: On-site parking
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1938; Metal roof; Slab foundation
• Exterior features: Less than 0.5-acre lot; Lot does not subdivide

Interior

• Kitchen: Kitchen (first floor) — approximately 12 x 10; Appliances: Other
• Bedrooms: Primary bedroom (first floor) — approximately 14 x 12; Bedroom (first floor) — approximately 12 x 11; Bedroom (first floor) — approximately 11 x 10
• Bathrooms: 1 full bathroom (first floor) — approximately 8 x 6
• Heating & cooling: No cooling listed
• Interior features: Cable TV available; High-speed internet available; One living area; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).

Location & tenants

• Location reads 57/100 on livability (#1,271 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Center ISD (town): math 41% / reading 38% proficiency, ranked #448 of 826 in TX (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Center El (math 31% / reading 35%, grade F, #2,208 of 4,322 statewide, top 52%, 515 students, 80% FRL).
• Market conditions: 105 active listings in the ZIP; 1 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $172 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• Shelby County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,990

Questions for the listing agent

1. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Crime grade is F 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.25% ✓
• Cap rate: 35.26%
• Cash-on-cash: 103.44%
• DSCR: 5.60
• GRM: 2.0

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: —
• Equity multiple: 5.92×
• Total profit: $34,421
• Equity at exit: $3,726

10-year hold

• IRR: —
• Equity multiple: 12.39×
• Total profit: $79,664
• Equity at exit: $2,161

Cash invested: $6,997 (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 75935

• Active inventory: 105
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,062 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$95 /mo · $1,137/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $603

Break-even live

Break-even rent $299

Max offer price $24,990

Occupancy floor 38%

Sensitivity live

Price	-10% $684	-5% $610	+0% $603	+5% $596	+10% $589
Rent	-10% $519	-5% $561	+0% $603	+5% $645	+10% $687
Rate	-1.0pp $616	-0.5pp $610	base $603	+0.5pp $597	+1.0pp $590

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: $6,248
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-07
   statusdays on market $24,990 Pending 9 DOM
2. 2026-06-03
   days on market $24,990 Active 8 DOM
3. 2026-06-02
   pricedays on market $24,990 Active 7 DOM
4. 2026-06-01
   days on market $29,900 Active 6 DOM
5. 2026-05-31
   days on market $29,900 Active 5 DOM
6. 2026-05-25
   listed $29,900 Active
7. 2010-06-10
   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: $1,137 · $95/mo
• Projected year-2 tax: $1,137 · $95/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 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: $12,750
• − Mortgage interest: −$1,400
• − Property taxes: −$1,137
• − Insurance: −$125
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$727
• Taxable income: $7,321
• Est. tax owed @ 24.0%: −$1,757
• After-tax cash flow: $5,481/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: Center ISD
• NCES district ID: 4813320
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $35,634
• Composite: 32.73/100
• National rank: #5641
• State rank: #448 of 826 in TX

Livability — Center

• Score: 57/100
• State rank: #1271
• US rank: #22089

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Center, TX
• Population (ZIP): 12,651

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 25,199 people
• By 2030: 24,986 · -0.8%
• By 2040: 24,646 · -2.2%
• By 2050: 24,144 · -4.2%
• By 2075: 22,328 · -11.4%
• By 2100: 18,734 · -25.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 56% Hispanic / Latino 24% Black 16% Two or more races 5% Native American 2% Pacific Islander 2%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Lithuanian 1%
• Foreign-born: 10% · Canada
• Languages at home: 83% English-only · Spanish 17%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+64.6) · D 17.5% · R 82.1%
• 2008→2024 swing: -20.3pp toward R · 2008: -44.3pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+58.6 2016: R+59.7 2012: R+49.1 2008: R+44.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.76%
• Current HPI: 132.8279
• 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

• 2026-05-25 Listed $29,900 NTREIS
• 2010-06-10 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,137 · +7.7% YoY. Source: county tax records.