322 Walnut St · Jewett, TX 75838

$36,859

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 367 Days on market

Built 1965 0.32 ac lot $39/sqft · 71% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

FIXER UPPER! This single-family home is located in a serene Donie, TX neighborhood, awaiting your personalized renovations! With convenient access to major highways, reaching Groesbeck or Buffalo for daily needs is a breeze. Ideal for those seeking the tranquility of small-town living, with Waco just an hour away and the DFW area within two hours reach. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

Key facts

• Single family home
• Convenient access
• Small town living

Tags

• SINGLE FAMILY HOME
• SERENE NEIGHBORHOOD
• CONVENIENT ACCESS
• SMALL TOWN LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $37k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($880 rent vs $37k).
• Recommended offer: $32k (12.0% 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.
• Teague ISD (town): math 43% / reading 45% proficiency, ranked #289 of 826 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 active listings in the ZIP; 2 units permitted in Freestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($255 loan paydown + $1k appreciation (3.2% local appreciation)).
• Freestone County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 367 days — a 12% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $32,435 (12.0% below list)

Questions for the listing agent

1. It's been on market 367 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 1965 — 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: 2.39% ✓
• Cap rate: 21.87%
• Cash-on-cash: 55.64%
• DSCR: 3.48
• GRM: 3.5

CMA / ARV

• ARV (median comp): $127,364
• List price: $36,859
• Delta: -71.06%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

3.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 60.9%
• Equity multiple: 4.43×
• Total profit: $35,370
• Equity at exit: $17,064

10-year hold

• IRR: 60.2%
• Equity multiple: 9.01×
• Total profit: $82,625
• Equity at exit: $26,685

Cash invested: $10,321 (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 75838

• Home prices YoY: 2.2%
• Active inventory: 19
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $880 medium
• Mortgage (P&I): −$193
• Tax from tax record: −$8 /mo · $94/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $479

Break-even live

Break-even rent $274

Max offer price $36,859

Occupancy floor 41%

Sensitivity live

Price	-10% $499	-5% $489	+0% $479	+5% $468	+10% $458
Rent	-10% $409	-5% $444	+0% $479	+5% $513	+10% $548
Rate	-1.0pp $497	-0.5pp $488	base $479	+0.5pp $469	+1.0pp $459

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: $9,215
• Closing costs: $1,106
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $36,859 Active 367 DOM
2. 2026-06-18
   days on market $36,859 Active 365 DOM
3. 2026-06-17
   days on market $36,859 Active 364 DOM
4. 2026-06-16
   days on market $36,859 Active 363 DOM
5. 2026-06-15
   days on market $36,859 Active 362 DOM
6. 2026-06-15
   days on market $36,859 Active 361 DOM
7. 2026-06-13
   days on market $36,859 Active 360 DOM
8. 2026-06-12
   days on market $36,859 Active 359 DOM
9. 2026-06-09
   days on market $36,859 Active 356 DOM
10. 2026-06-08
    days on market $36,859 Active 355 DOM
11. 2026-06-08
    days on market $36,859 Active 354 DOM
12. 2026-06-05
    days on market $36,859 Active 352 DOM
13. 2026-06-03
    days on market $36,859 Active 350 DOM
14. 2026-06-02
    days on market $36,859 Active 349 DOM
15. 2026-06-01
    days on market $36,859 Active 348 DOM
16. 2026-05-31
    days on market $36,859 Active 347 DOM
17. 2025-06-18
    listed $36,859 Active 584-char remark

    Show marketing remark (584 chars)

    FIXER UPPER! This single-family home is located in a serene Donie, TX neighborhood, awaiting your personalized renovations! With convenient access to major highways, reaching Groesbeck or Buffalo for daily needs is a breeze. Ideal for those seeking the tranquility of small-town living, with Waco just an hour away and the DFW area within two hours reach. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

18. 2022-05-23
    soldstatus
19. 2021-09-02
    soldstatus
20. 2021-03-29
    soldstatus
21. 2020-11-02
    historical
22. 2020-07-13
    listed $34,900
23. 1999-10-29
    soldstatus
24. 1996-05-07
    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: $94 · $8/mo
• Projected year-2 tax: $675 · $56/mo
• Expected delta: +$580/yr (+$48/mo · 613.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $10,558
• − Mortgage interest: −$2,065
• − Property taxes: −$94
• − Insurance: −$184
• − Repairs & maintenance: −$845
• − Management: −$845
• − Depreciation: −$1,072
• Taxable income: $5,453
• Est. tax owed @ 24.0%: −$1,309
• After-tax cash flow: $4,434/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: Teague ISD
• NCES district ID: 4842300
• Math proficiency: 43% ▼ -5.00%
• Reading proficiency: 45% ▲ 2.00%
• Median HH income: $46,009
• Composite: 37.43/100
• National rank: #4419
• State rank: #289 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

• Population (ZIP): 283

Population outlook (Freestone County) Hauer SSP2

• Today (2025): 19,591 people
• By 2030: 19,470 · -0.6%
• By 2040: 19,111 · -2.5%
• By 2050: 18,700 · -4.5%
• By 2075: 17,586 · -10.2%
• By 2100: 14,933 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%

Political lean MEDSL · Freestone

• 2024 margin: Solid R (+66.3) · D 16.6% · R 82.9%
• 2008→2024 swing: -22.8pp toward R · 2008: -43.5pp · 2024: -66.3pp
• All cycles: 2024: R+66.3 2020: R+61.5 2016: R+59.6 2012: R+50.2 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.24%
• Current HPI: 147.8785
• 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

+5.6% since first listed

8 events — show timeline

• 2025-06-18 Listed $36,859 HARMLS
• 2022-05-23 Sold (Public Records) — Public Records
• 2021-09-02 Sold (Public Records) — Public Records
• 2021-03-29 Sold (Public Records) — Public Records
• 2020-11-02 Listing Removed — HARMLS
• 2020-07-13 Listed $34,900 HARMLS
• 1999-10-29 Sold (Public Records) — Public Records
• 1996-05-07 Sold (Public Records) — Public Records

Property tax history

-11.4%/yr

Latest (2025): $94 · -55.0% YoY. Source: county tax records.