209 N Bowie St · Jacksboro, TX 76458

$156,000

3 bd · 2.0 ba · 2,064 sqft · SingleFamily public records · 124 Days on market

Built 1975 0.26 ac lot $76/sqft · 29% below area Est $219k · 29% under

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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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +6.9/10.0
• Appreciation +4.3/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

If you’ve been dreaming of slowing down and stepping away from the noise of city life, this inviting 3-bedroom, 2-bath home sits on a spacious corner lot with over a ¼ acre, offering the perfect small-town escape — all while being less than an hour from the outskirts of Fort Worth and less than 2 to get to Dallas. This property captures the charm and comfort of true hometown living. It is fully livable and comfortable as-is, while still offering a great opportunity for cosmetic updates and personal touches over time. Inside, you’ll find warm and welcoming spaces, including a sunroom that works beautifully as a relaxing sitting area, plant room, or additional storage space. The almost-finished attic offers incredible flexibility and could easily serve as extra storage, a bonus room, or even a private office. The man cave with built-in shop is ready for projects, hobbies, or game days. Step outside and enjoy the simple joys of country-style living with your own chicken coop, storage shed, and plenty of yard space to make your own. Located just steps from the Jacksboro Square, local parks, and less than a mile from the lake, you truly get the best of both worlds — peaceful, slower-paced living with convenient access to small-town favorites, outdoor recreation, and an easy drive to the greater DFW area.

Key facts

• Sunroom
• Storage shed
• Corner lot

Tags

• CORNER LOT
• SUNROOM
• ALMOST FINISHED ATTIC
• CHICKEN COOP
• STORAGE SHED
• YARD SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $156k).
• Recommended offer: $137k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.9% in Jacksboro — 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 64/100 on livability (#753 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Jacksboro ISD (town): math 42% / reading 42% proficiency, ranked #337 of 826 in TX (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 125 active listings in the ZIP; 10 units permitted in Jack County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-1.3% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $19k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.19% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.82%
• DSCR: 1.30
• GRM: 7.0

CMA / ARV

• ARV (median comp): $218,640
• List price: $156,000
• Delta: -28.65%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 E Archer St	0.16mi	2/2.0 (-1)	2,220 (+8%)	4mo	$49,000	$22	72
10374 380 Hwy	0.31mi	3/2.0	1,960 (-5%)	7mo	$99,000	$51	71
301 W Belknap St	0.54mi	3/2.0	2,179 (+6%)	14mo	$153,000	$70	54
529 Stewart	0.64mi	4/2.0 (+1)	1,812 (-12%)	5mo	$215,000	$119	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,900
• Equity at exit: $35,237

10-year hold

• IRR: 8.1%
• Equity multiple: 1.75×
• Total profit: $32,865
• Equity at exit: $34,978

Cash invested: $43,680 (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 76458

• Home prices YoY: -0.7%
• Active inventory: 125
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,854 medium
• Mortgage (P&I): −$818
• Tax from tax record: −$334 /mo · $4,005/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $248

Break-even live

Break-even rent $1,540

Max offer price $156,000

Occupancy floor 82%

Sensitivity live

Price	-10% $336	-5% $292	+0% $248	+5% $204	+10% $160
Rent	-10% $102	-5% $175	+0% $248	+5% $321	+10% $395
Rate	-1.0pp $327	-0.5pp $288	base $248	+0.5pp $208	+1.0pp $167

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: $39,000
• Closing costs: $4,680
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $156,000 Active 124 DOM
2. 2026-06-18
   days on market $156,000 Active 121 DOM
3. 2026-06-17
   days on market $156,000 Active 120 DOM
4. 2026-06-16
   days on market $156,000 Active 119 DOM
5. 2026-06-15
   days on market $156,000 Active 118 DOM
6. 2026-06-13
   days on market $156,000 Active 116 DOM
7. 2026-06-13
   days on market $156,000 Active 115 DOM
8. 2026-06-09
   days on market $156,000 Active 112 DOM
9. 2026-06-08
   days on market $156,000 Active 111 DOM
10. 2026-06-07
    days on market $156,000 Active 110 DOM
11. 2026-06-04
    days on market $156,000 Active 107 DOM
12. 2026-06-03
    days on market $156,000 Active 106 DOM
13. 2026-06-02
    days on market $156,000 Active 105 DOM
14. 2026-06-01
    days on market $156,000 Active 104 DOM
15. 2026-05-31
    pricedays on market $156,000 Active 103 DOM
16. 2026-05-08
    price $159,000 1355-char remark

    Show marketing remark (1355 chars)

    If you’ve been dreaming of slowing down and stepping away from the noise of city life, this inviting 3-bedroom, 2-bath home sits on a spacious corner lot with over a ¼ acre, offering the perfect small-town escape — all while being less than an hour from the outskirts of Fort Worth and less than 2 to get to Dallas. This property captures the charm and comfort of true hometown living. It is fully livable and comfortable as-is, while still offering a great opportunity for cosmetic updates and personal touches over time. Inside, you’ll find warm and welcoming spaces, including a sunroom that works beautifully as a relaxing sitting area, plant room, or additional storage space. The almost-finished attic offers incredible flexibility and could easily serve as extra storage, a bonus room, or even a private office. The man cave with built-in shop is ready for projects, hobbies, or game days. Step outside and enjoy the simple joys of country-style living with your own chicken coop, storage shed, and plenty of yard space to make your own. Located just steps from the Jacksboro Square, local parks, and less than a mile from the lake, you truly get the best of both worlds — peaceful, slower-paced living with convenient access to small-town favorites, outdoor recreation, and an easy drive to the greater DFW area.

17. 2026-03-28
    price $160,000 1355-char remark

    Show marketing remark (1355 chars)

    If you’ve been dreaming of slowing down and stepping away from the noise of city life, this inviting 3-bedroom, 2-bath home sits on a spacious corner lot with over a ¼ acre, offering the perfect small-town escape — all while being less than an hour from the outskirts of Fort Worth and less than 2 to get to Dallas. This property captures the charm and comfort of true hometown living. It is fully livable and comfortable as-is, while still offering a great opportunity for cosmetic updates and personal touches over time. Inside, you’ll find warm and welcoming spaces, including a sunroom that works beautifully as a relaxing sitting area, plant room, or additional storage space. The almost-finished attic offers incredible flexibility and could easily serve as extra storage, a bonus room, or even a private office. The man cave with built-in shop is ready for projects, hobbies, or game days. Step outside and enjoy the simple joys of country-style living with your own chicken coop, storage shed, and plenty of yard space to make your own. Located just steps from the Jacksboro Square, local parks, and less than a mile from the lake, you truly get the best of both worlds — peaceful, slower-paced living with convenient access to small-town favorites, outdoor recreation, and an easy drive to the greater DFW area.

18. 2026-03-07
    price $165,000 1355-char remark

    Show marketing remark (1355 chars)

    If you’ve been dreaming of slowing down and stepping away from the noise of city life, this inviting 3-bedroom, 2-bath home sits on a spacious corner lot with over a ¼ acre, offering the perfect small-town escape — all while being less than an hour from the outskirts of Fort Worth and less than 2 to get to Dallas. This property captures the charm and comfort of true hometown living. It is fully livable and comfortable as-is, while still offering a great opportunity for cosmetic updates and personal touches over time. Inside, you’ll find warm and welcoming spaces, including a sunroom that works beautifully as a relaxing sitting area, plant room, or additional storage space. The almost-finished attic offers incredible flexibility and could easily serve as extra storage, a bonus room, or even a private office. The man cave with built-in shop is ready for projects, hobbies, or game days. Step outside and enjoy the simple joys of country-style living with your own chicken coop, storage shed, and plenty of yard space to make your own. Located just steps from the Jacksboro Square, local parks, and less than a mile from the lake, you truly get the best of both worlds — peaceful, slower-paced living with convenient access to small-town favorites, outdoor recreation, and an easy drive to the greater DFW area.

19. 2026-02-17
    listed $174,999 Active 1355-char remark

    Show marketing remark (1355 chars)

    If you’ve been dreaming of slowing down and stepping away from the noise of city life, this inviting 3-bedroom, 2-bath home sits on a spacious corner lot with over a ¼ acre, offering the perfect small-town escape — all while being less than an hour from the outskirts of Fort Worth and less than 2 to get to Dallas. This property captures the charm and comfort of true hometown living. It is fully livable and comfortable as-is, while still offering a great opportunity for cosmetic updates and personal touches over time. Inside, you’ll find warm and welcoming spaces, including a sunroom that works beautifully as a relaxing sitting area, plant room, or additional storage space. The almost-finished attic offers incredible flexibility and could easily serve as extra storage, a bonus room, or even a private office. The man cave with built-in shop is ready for projects, hobbies, or game days. Step outside and enjoy the simple joys of country-style living with your own chicken coop, storage shed, and plenty of yard space to make your own. Located just steps from the Jacksboro Square, local parks, and less than a mile from the lake, you truly get the best of both worlds — peaceful, slower-paced living with convenient access to small-town favorites, outdoor recreation, and an easy drive to the greater DFW area.

20. 2021-06-17
    soldstatus
21. 2016-08-16
    historical
22. 2016-07-08
    price $74,000
23. 2016-06-24
    price $85,900
24. 2016-04-25
    price $89,900
25. 2016-02-15
    listed $92,500 Active
26. 2008-04-22
    soldstatus
27. 2006-05-05
    soldstatus
28. 2003-03-07
    soldstatus
29. 2002-02-21
    soldstatus
30. 1999-08-06
    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: $4,005 · $334/mo
• Projected year-2 tax: $4,005 · $334/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,254
• − Mortgage interest: −$8,738
• − Property taxes: −$4,005
• − Insurance: −$780
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$4,538
• Taxable income: $631
• Est. tax owed @ 24.0%: −$151
• After-tax cash flow: $2,827/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: Jacksboro ISD
• NCES district ID: 4824530
• Math proficiency: 42% ▼ -3.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $47,739
• Composite: 35.94/100
• National rank: #4802
• State rank: #337 of 826 in TX

Livability — Jacksboro

• Score: 64/100
• State rank: #753
• US rank: #13881

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksboro, TX
• Population (ZIP): 6,103

Population outlook (Jack County) Hauer SSP2

• Today (2025): 8,560 people
• By 2030: 8,423 · -1.6%
• By 2040: 8,433 · -1.5%
• By 2050: 8,605 · +0.5%
• By 2075: 9,047 · +5.7%
• By 2100: 8,844 · +3.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 23% Two or more races 7% Black 5%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 83% English-only · Spanish 16%

Political lean MEDSL · Jack

• 2024 margin: Solid R (+82.3) · D 8.6% · R 90.9%
• 2008→2024 swing: -14.2pp toward R · 2008: -68.1pp · 2024: -82.3pp
• All cycles: 2024: R+82.3 2020: R+81.6 2016: R+79.6 2012: R+78.3 2008: R+68.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.32%
• Current HPI: 202.1533
• 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

+71.9% since first listed

15 events — show timeline

• 2026-05-08 Price Changed $159,000 NTREIS
• 2026-03-28 Price Changed $160,000 NTREIS
• 2026-03-07 Price Changed $165,000 NTREIS
• 2026-02-17 Listed $174,999 NTREIS
• 2021-06-17 Sold (Public Records) — Public Records
• 2016-08-16 Listing Removed — NTREIS
• 2016-07-08 Price Changed $74,000 NTREIS
• 2016-06-24 Price Changed $85,900 NTREIS
• 2016-04-25 Price Changed $89,900 NTREIS
• 2016-02-15 Listed $92,500 NTREIS
• 2008-04-22 Sold (Public Records) — Public Records
• 2006-05-05 Sold (Public Records) — Public Records
• 2003-03-07 Sold (Public Records) — Public Records
• 2002-02-21 Sold (Public Records) — Public Records
• 1999-08-06 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $4,005 · -1.3% YoY. Source: county tax records.