115 N Adkisson Ln · Jewett, TX 75846

$84,900

3 bd · 1.0 ba · 1,744 sqft · SingleFamily public records · 79 Days on market

Built 1958 0.54 ac lot ↓ 15% 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Situated on a spacious 0.54-acre lot, this property offers a blend of space, character, and opportunity. The home features a flexible layout that can be thoughtfully redesigned to suit modern living, create a warm, inviting environment tailored to your taste and the oversized lot provides plenty of room to expand outdoor living, add a workshop, or simply enjoy extra privacy and space. This home is full of potential, ideal for buyers ready to come choose your finishes and truly make it their own. Located just minutes from US-79, you'll enjoy convenient access while still embracing the peace of a small-town setting. The home is also minutes from I-45 and a short drive to Lake Limestone, perfect for weekend outings and outdoor enjoyment.

Key facts

• Flexible layout
• Convenient access
• Extra privacy

Tags

• 0.54-ACRE LOT
• FLEXIBLE LAYOUT
• OUTDOOR LIVING
• EXTRA PRIVACY
• SMALL-TOWN SETTING
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,223 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D, schools F, crime F.
• Leon ISD (rural): math 57% / reading 47% proficiency, ranked #156 of 826 in TX (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 80 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($587 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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 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. 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?
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: 1.48% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.46%
• DSCR: 1.82
• GRM: 5.6

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: 24.9%
• Equity multiple: 2.41×
• Total profit: $33,560
• Equity at exit: $38,175

10-year hold

• IRR: 25.7%
• Equity multiple: 4.66×
• Total profit: $86,910
• Equity at exit: $58,832

Cash invested: $23,772 (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 75846

• Active inventory: 80
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,260 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$149 /mo · $1,788/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $366

Break-even live

Break-even rent $797

Max offer price $84,900

Occupancy floor 66%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $84,900 Active 79 DOM
2. 2026-06-17
   days on market $84,900 Active 78 DOM
3. 2026-06-16
   days on market $84,900 Active 77 DOM
4. 2026-06-15
   days on market $84,900 Active 76 DOM
5. 2026-06-13
   days on market $84,900 Active 74 DOM
6. 2026-06-12
   days on market $84,900 Active 73 DOM
7. 2026-06-10
   days on market $84,900 Active 70 DOM
8. 2026-06-08
   days on market $84,900 Active 69 DOM
9. 2026-06-08
   days on market $84,900 Active 68 DOM
10. 2026-06-05
    days on market $84,900 Active 66 DOM
11. 2026-06-03
    days on market $84,900 Active 64 DOM
12. 2026-06-02
    days on market $84,900 Active 63 DOM
13. 2026-06-01
    days on market $84,900 Active 62 DOM
14. 2026-05-31
    days on market $84,900 Active 61 DOM
15. 2026-05-12
    price $84,900 744-char remark

    Show marketing remark (744 chars)

    Situated on a spacious 0.54-acre lot, this property offers a blend of space, character, and opportunity. The home features a flexible layout that can be thoughtfully redesigned to suit modern living, create a warm, inviting environment tailored to your taste and the oversized lot provides plenty of room to expand outdoor living, add a workshop, or simply enjoy extra privacy and space. This home is full of potential, ideal for buyers ready to come choose your finishes and truly make it their own. Located just minutes from US-79, you'll enjoy convenient access while still embracing the peace of a small-town setting. The home is also minutes from I-45 and a short drive to Lake Limestone, perfect for weekend outings and outdoor enjoyment.

16. 2026-04-30
    price $94,900 744-char remark

    Show marketing remark (744 chars)

    Situated on a spacious 0.54-acre lot, this property offers a blend of space, character, and opportunity. The home features a flexible layout that can be thoughtfully redesigned to suit modern living, create a warm, inviting environment tailored to your taste and the oversized lot provides plenty of room to expand outdoor living, add a workshop, or simply enjoy extra privacy and space. This home is full of potential, ideal for buyers ready to come choose your finishes and truly make it their own. Located just minutes from US-79, you'll enjoy convenient access while still embracing the peace of a small-town setting. The home is also minutes from I-45 and a short drive to Lake Limestone, perfect for weekend outings and outdoor enjoyment.

17. 2026-03-31
    listed $99,900 Active 744-char remark

    Show marketing remark (744 chars)

    Situated on a spacious 0.54-acre lot, this property offers a blend of space, character, and opportunity. The home features a flexible layout that can be thoughtfully redesigned to suit modern living, create a warm, inviting environment tailored to your taste and the oversized lot provides plenty of room to expand outdoor living, add a workshop, or simply enjoy extra privacy and space. This home is full of potential, ideal for buyers ready to come choose your finishes and truly make it their own. Located just minutes from US-79, you'll enjoy convenient access while still embracing the peace of a small-town setting. The home is also minutes from I-45 and a short drive to Lake Limestone, perfect for weekend outings and outdoor enjoyment.

ⓘ 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: $1,788 · $149/mo
• Projected year-2 tax: $1,788 · $149/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,118
• − Mortgage interest: −$4,756
• − Property taxes: −$1,788
• − Insurance: −$424
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$2,470
• Taxable income: $3,261
• Est. tax owed @ 24.0%: −$783
• After-tax cash flow: $3,605/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: Leon ISD
• NCES district ID: 4827180
• Math proficiency: 57% ▲ 12.00%
• Reading proficiency: 47% ▼ -3.00%
• Median HH income: $43,021
• Composite: 43.82/100
• National rank: #2929
• State rank: #156 of 826 in TX

Livability — Jewett

• Score: 58/100
• State rank: #1223
• US rank: #21348

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jewett, TX
• Population (ZIP): 2,561

Population outlook (Leon County) Hauer SSP2

• Today (2025): 17,271 people
• By 2030: 17,271 · +0.0%
• By 2040: 17,151 · -0.7%
• By 2050: 16,863 · -2.4%
• By 2075: 16,304 · -5.6%
• By 2100: 13,968 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 21% Two or more races 16% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Serbian 7% Lithuanian 3% Slovak 3%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 13% German/W. Germanic 2% Vietnamese 2%

Political lean MEDSL · Leon

• 2024 margin: Solid R (+76.7) · D 11.4% · R 88.1%
• 2008→2024 swing: -17.8pp toward R · 2008: -58.9pp · 2024: -76.7pp
• All cycles: 2024: R+76.7 2020: R+74.4 2016: R+74.0 2012: R+68.4 2008: R+58.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-15.0% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $84,900 NTREIS
• 2026-04-30 Price Changed $94,900 NTREIS
• 2026-03-31 Listed $99,900 NTREIS

Property tax history

+7.4%/yr

Latest (2025): $1,788 · -8.1% YoY. Source: county tax records.