1630 Fm 365 · Nome, TX 77629

$189,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 142 Days on market

Built 2019 0.48 ac lot $130/sqft · 30% below area Est $268k · 30% under ↓ 6% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +6.1/30.0
• Appreciation +5.0/10.0
• Schools +4.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0

Listing remarks MLS

Move-in ready and full of charm! This beautifully renovated 1,456 sq ft home at 1630 FM 365 in Nome sits on a spacious 0.48-acre lot and is in excellent condition. Inside, you’ll love the granite kitchen countertops, new flooring throughout, and the solid feel of a well-maintained pier and beam foundation. Step outside and enjoy a nice back porch, perfect for morning coffee or relaxing evenings. Conveniently located just minutes from Highway 90, this property offers the perfect blend of peaceful country living with easy access to town. A great opportunity for anyone looking for space, comfort, and modern updates—this one is ready to welcome you home.

Key facts

• New flooring
• Spacious lot
• Back porch

Tags

• GRANITE KITCHEN COUNTERTOPS
• NEW FLOORING
• PIER AND BEAM FOUNDATION
• BACK PORCH
• SPACIOUS LOT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-350 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (32.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (36.3% below list).
• Recommended offer: $120k (36.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#1,079 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Hardin-Jefferson ISD (rural): math 54% / reading 49% proficiency, ranked #135 of 826 in TX (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: China El (math 41% / reading 45%, grade F, #1,283 of 4,322 statewide, top 30%, 558 students, 54% FRL); Henderson Middle (math 59% / reading 47%, grade C+, #281 of 1,662 statewide, top 18%, 617 students, 41% FRL); Hardin-Jefferson H S (math 68% / reading 67%, grade B, #158 of 1,632 statewide, top 10%, 749 students, 38% FRL).
• Market conditions: 39 active listings in the ZIP; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• By year 5, 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 142 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,463 (36.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
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 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.93%
• DSCR: 0.65
• GRM: 13.1

CMA / ARV

• ARV (median comp): $268,136
• List price: $189,000
• Delta: -29.51%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1198 Florida St	0.13mi	3/2.0	1,571 (+8%)	0mo	$289,900	$185	81

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

Projected returns pro-forma

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

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $513
• Equity at exit: $84,983

10-year hold

• IRR: 4.1%
• Equity multiple: 1.63×
• Total profit: $33,088
• Equity at exit: $130,968

Cash invested: $52,920 (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 77629

• Active inventory: 39
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$231 /mo · $2,777/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-350

Break-even live

Break-even rent $1,647

Max offer price $127,232

Occupancy floor —

Sensitivity live

Price	-10% $-243	-5% $-296	+0% $-350	+5% $-403	+10% $-457
Rent	-10% $-445	-5% $-397	+0% $-350	+5% $-302	+10% $-254
Rate	-1.0pp $-254	-0.5pp $-302	base $-350	+0.5pp $-399	+1.0pp $-448

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $189,000 Active 142 DOM
2. 2026-06-18
   days on market $189,000 Active 139 DOM
3. 2026-06-17
   days on market $189,000 Active 138 DOM
4. 2026-06-16
   days on market $189,000 Active 137 DOM
5. 2026-06-15
   days on market $189,000 Active 136 DOM
6. 2026-06-14
   days on market $189,000 Active 134 DOM
7. 2026-06-10
   days on market $189,000 Active 131 DOM
8. 2026-06-09
   days on market $189,000 Active 130 DOM
9. 2026-06-08
   days on market $189,000 Active 129 DOM
10. 2026-06-07
    days on market $189,000 Active 128 DOM
11. 2026-06-03
    days on market $189,000 Active 124 DOM
12. 2026-06-02
    days on market $189,000 Active 123 DOM
13. 2026-06-01
    days on market $189,000 Active 122 DOM
14. 2026-05-31
    days on market $189,000 Active 121 DOM
15. 2026-05-30
    days on market $189,000 Active 120 DOM
16. 2026-04-27
    price $189,000 670-char remark

    Show marketing remark (670 chars)

    Move-in ready and full of charm! This beautifully renovated 1,456 sq ft home at 1630 FM 365 in Nome sits on a spacious 0.48-acre lot and is in excellent condition. Inside, you’ll love the granite kitchen countertops, new flooring throughout, and the solid feel of a well-maintained pier and beam foundation. Step outside and enjoy a nice back porch, perfect for morning coffee or relaxing evenings. Conveniently located just minutes from Highway 90, this property offers the perfect blend of peaceful country living with easy access to town. A great opportunity for anyone looking for space, comfort, and modern updates—this one is ready to welcome you home.

17. 2026-03-07
    price $195,000 670-char remark

    Show marketing remark (670 chars)

    Move-in ready and full of charm! This beautifully renovated 1,456 sq ft home at 1630 FM 365 in Nome sits on a spacious 0.48-acre lot and is in excellent condition. Inside, you’ll love the granite kitchen countertops, new flooring throughout, and the solid feel of a well-maintained pier and beam foundation. Step outside and enjoy a nice back porch, perfect for morning coffee or relaxing evenings. Conveniently located just minutes from Highway 90, this property offers the perfect blend of peaceful country living with easy access to town. A great opportunity for anyone looking for space, comfort, and modern updates—this one is ready to welcome you home.

18. 2026-01-30
    listed $200,000 Active 670-char remark

    Show marketing remark (670 chars)

    Move-in ready and full of charm! This beautifully renovated 1,456 sq ft home at 1630 FM 365 in Nome sits on a spacious 0.48-acre lot and is in excellent condition. Inside, you’ll love the granite kitchen countertops, new flooring throughout, and the solid feel of a well-maintained pier and beam foundation. Step outside and enjoy a nice back porch, perfect for morning coffee or relaxing evenings. Conveniently located just minutes from Highway 90, this property offers the perfect blend of peaceful country living with easy access to town. A great opportunity for anyone looking for space, comfort, and modern updates—this one is ready to welcome you home.

19. 2023-03-29
    soldstatus
20. 2021-03-15
    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: $2,777 · $231/mo
• Projected year-2 tax: $3,459 · $288/mo
• Expected delta: +$682/yr (+$57/mo · 24.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,456
• − Mortgage interest: −$10,587
• − Property taxes: −$2,777
• − Insurance: −$945
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$5,498
• Taxable loss: −$7,665
• Est. tax savings @ 24.0%: +$1,839
• After-tax cash flow: $-2,356/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: Hardin-Jefferson ISD
• NCES district ID: 4822410
• Math proficiency: 54% ▼ -5.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $61,336
• Composite: 45.14/100
• National rank: #2682
• State rank: #135 of 826 in TX

Livability — Nome

• Score: 60/100
• State rank: #1079
• US rank: #19121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nome, TX
• Population (ZIP): 524

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 259,015 people
• By 2030: 260,685 · +0.6%
• By 2040: 263,309 · +1.7%
• By 2050: 265,237 · +2.4%
• By 2075: 270,193 · +4.3%
• By 2100: 255,628 · -1.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 19% Hispanic / Latino 6% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 9% Italian 6% Slovak 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 3% Arabic 1%

Political lean MEDSL · Jefferson

• 2024 margin: Lean R (+8.9) · D 45.1% · R 54.0%
• 2008→2024 swing: -11.1pp toward R · 2008: 2.2pp · 2024: -8.9pp
• All cycles: 2024: R+8.9 2020: R+1.6 2016: R+0.5 2012: D+1.6 2008: D+2.2

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

-5.5% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $189,000 HARMLS
• 2026-03-07 Price Changed $195,000 HARMLS
• 2026-01-30 Listed $200,000 HARMLS
• 2023-03-29 Sold (Public Records) — Public Records
• 2021-03-15 Sold (Public Records) — Public Records

Property tax history

+8.5%/yr

Latest (2025): $2,777 · +19.9% YoY. Source: county tax records.