141 Cr 2131 · Jacksonville, TX 75772

$89,900

4 bd · 2.0 ba · 1,624 sqft · SingleFamily · 4 Days on market

Built 1960 Poor condition

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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 +9.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

* * Opportunity knocks loudly—and this one might be using a sledgehammer! * * Calling all investors, flippers, renovators, and HGTV enthusiasts: if walls could talk, these two homes would be asking for a spa day, a makeover, and possibly a therapist. Situated on a great corner lot, this unique property features * * two separate 2-bedroom homes * * , each with its own utilities, offering endless possibilities for restoration, renovation, rental income, or redevelopment. Not for the faint of heart, but perfect for those who can see beyond today's condition to tomorrow's value. This is your chance to transform "what is" into "WOW!" Bring your vision, your toolbo

Key facts

• Great corner lot
• Two separate homes
• Own utilities

Tags

• GREAT CORNER LOT
• TWO SEPARATE HOMES
• OWN UTILITIES
• POTENTIAL FOR RENTAL INCOME

Property features AI

Exterior

• Home design: Single family detached residence; One-story
• Construction: Aluminum and metal roof
• Exterior features: Porch; Aluminum and metal roofing

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating system indicated
• Interior features: Porch

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $90k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 12.2% vs local median 2.0% in Jacksonville — 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 68/100 on livability (#452 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime D+, amenities F, commute F.
• Rusk ISD (rural): math 40% / reading 43% proficiency, ranked #380 of 826 in TX (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rusk El (math 47% / reading 57%, grade C-, #742 of 4,322 statewide, top 19%, 288 students, 74% FRL); Rusk J H (math 40% / reading 41%, grade F, #637 of 1,662 statewide, top 39%, 478 students, 65% FRL); Rusk H S (math 42% / reading 47%, grade F, #652 of 1,632 statewide, top 43%, 610 students, 64% FRL).
• Market conditions: 2 active listings in the ZIP; 39 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.49% ✓
• Cap rate: 12.16%
• Cash-on-cash: 20.97%
• DSCR: 1.93
• 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: 27.2%
• Equity multiple: 2.54×
• Total profit: $38,861
• Equity at exit: $40,423

10-year hold

• IRR: 27.8%
• Equity multiple: 4.94×
• Total profit: $99,126
• Equity at exit: $62,297

Cash invested: $25,172 (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 75772

• Active inventory: 2
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,343 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $440

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 62%

Sensitivity live

Price	-10% $502	-5% $471	+0% $440	+5% $409	+10% $378
Rent	-10% $334	-5% $387	+0% $440	+5% $493	+10% $546
Rate	-1.0pp $485	-0.5pp $463	base $440	+0.5pp $416	+1.0pp $393

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-19
   days on market $89,900 Active 4 DOM
2. 2026-06-18
   days on market $89,900 Active 3 DOM
3. 2026-06-17
   days on market $89,900 Active 2 DOM
4. 2026-06-16
   remarks 673-char remark
5. 2026-06-16
   listed $89,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $16,118
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − Depreciation: −$2,615
• Taxable income: $4,090
• Est. tax owed @ 24.0%: −$982
• After-tax cash flow: $4,296/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations and repairs to become move-in ready. Investors should consider the potential for significant value increase through thorough renovations.

Repairs flagged

• Major Exposed plumbing — Needs full replacement
• Major Missing countertops — Needs full replacement
• Major Exposed ceiling — Needs full replacement
• Major Peeling paint — Needs full repainting
• Major Structural issues — Needs full structural assessment

Value-add opportunities

• Both Paint and renovate the interior — Fresh paint and updates will attract buyers and renters
• Both Replace countertops and cabinets — New countertops and cabinets will improve the kitchen's functionality and appearance
• Both Replace the roof — A new roof will improve the home's curb appeal and functionality
• Both Landscaping and curb appeal — A well-maintained yard and curb appeal will attract buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed plumbing · Needs full replacement	Major	$15,000–50,000
Missing countertops · Needs full replacement	Major	$15,000–50,000
Exposed ceiling · Needs full replacement	Major	$15,000–50,000
Peeling paint · Needs full repainting	Major	$15,000–50,000
Structural issues · Needs full structural assessment	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Paint and renovate the interior — Fresh paint and updates will attract buyers and renters ↑
• Both Replace countertops and cabinets — New countertops and cabinets will improve the kitchen's functionality and appearance ↑
• Both Replace the roof — A new roof will improve the home's curb appeal and functionality ↑
• Both Landscaping and curb appeal — A well-maintained yard and curb appeal will attract buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Rusk ISD
• NCES district ID: 4838360
• Math proficiency: 40% ▼ -7.00%
• Reading proficiency: 43% ▼ -1.00%
• Median HH income: $41,890
• Composite: 34.96/100
• National rank: #5062
• State rank: #380 of 826 in TX

Livability — Jacksonville

• Score: 68/100
• State rank: #452
• US rank: #9160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

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

1 event — show timeline

• 2026-06-15 Listed $89,900 GTAR