629 SW 7th St · Premont, TX 78375

$25,000

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 318 Days on market

Built 1982 0.31 ac lot $26/sqft · 54% below area ↓ 8% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Great Investment property! Home sits on nice size yard. Home is being sold As Is, Where Is with faults and all. Call today for more information.

Key facts

• 0.31 acre lot
• 2 parking spots
• Built 1982

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($879 rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#889 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, schools F, amenities F.
• Premont ISD (town): math 17% / reading 30% proficiency, ranked #747 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 29 active listings in the ZIP; 6 units permitted in Jim Wells County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $923 of equity ($173 loan paydown + $750 appreciation (3.0% local appreciation)).
• Jim Wells County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 3.51% ✓
• Cap rate: 29.86%
• Cash-on-cash: 84.16%
• DSCR: 4.74
• GRM: 2.4

CMA / ARV

• ARV (median comp): $53,867
• List price: $25,000
• Delta: -53.59%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
534 SW 8th St	0.14mi	2/1.0	944 (-1%)	11mo	$95,000	$101	83
533 SW 9th St	0.19mi	3/1.0 (+1)	1,044 (+10%)	21mo	$65,000	$62	53
432 SW 7th St	0.23mi	3/2.0 (+1)	1,088 (+14%)	5mo	$45,000	$41	52
235 SW 9th St	0.50mi	3/2.0 (+1)	1,064 (+12%)	20mo	$125,000	$117	32

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: 88.6%
• Equity multiple: 5.90×
• Total profit: $34,311
• Equity at exit: $11,241

10-year hold

• IRR: 88.1%
• Equity multiple: 12.20×
• Total profit: $78,371
• Equity at exit: $17,324

Cash invested: $7,000 (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 78375

• Active inventory: 29
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $879 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $491

Break-even live

Break-even rent $257

Max offer price $25,000

Occupancy floor 39%

Sensitivity live

Price	-10% $505	-5% $498	+0% $491	+5% $484	+10% $477
Rent	-10% $422	-5% $456	+0% $491	+5% $526	+10% $560
Rate	-1.0pp $504	-0.5pp $497	base $491	+0.5pp $484	+1.0pp $478

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $25,000 Active 318 DOM
2. 2026-06-18
   days on market $25,000 Active 316 DOM
3. 2026-06-17
   days on market $25,000 Active 315 DOM
4. 2026-06-16
   days on market $25,000 Active 314 DOM
5. 2026-06-15
   days on market $25,000 Active 313 DOM
6. 2026-06-15
   pricedays on market $25,000 Active 312 DOM
7. 2026-06-13
   days on market $29,000 Active 311 DOM
8. 2026-06-12
   days on market $29,000 Active 310 DOM
9. 2026-06-09
   days on market $29,000 Active 307 DOM
10. 2026-06-08
    days on market $29,000 Active 306 DOM
11. 2026-06-08
    days on market $29,000 Active 305 DOM
12. 2026-06-05
    days on market $29,000 Active 303 DOM
13. 2026-06-03
    days on market $29,000 Active 301 DOM
14. 2026-06-02
    days on market $29,000 Active 300 DOM
15. 2026-06-01
    days on market $29,000 Active 299 DOM
16. 2026-05-31
    days on market $29,000 Active 298 DOM
17. 2026-02-16
    price $29,000 144-char remark

    Show marketing remark (144 chars)

    Great Investment property! Home sits on nice size yard. Home is being sold As Is, Where Is with faults and all. Call today for more information.

18. 2025-08-05
    listed $31,500 Active 144-char remark

    Show marketing remark (144 chars)

    Great Investment property! Home sits on nice size yard. Home is being sold As Is, Where Is with faults and all. Call today for more information.

19. 2019-11-25
    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: $740 · $62/mo
• Projected year-2 tax: $740 · $62/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 9/10 Extreme 7 d/yr ≥113°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $10,544
• − Mortgage interest: −$1,400
• − Property taxes: −$740
• − Insurance: −$125
• − Repairs & maintenance: −$844
• − Management: −$844
• − Depreciation: −$727
• Taxable income: $5,864
• Est. tax owed @ 24.0%: −$1,407
• After-tax cash flow: $4,484/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: Premont ISD
• NCES district ID: 4835760
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 30% ▲ 4.00%
• Median HH income: $34,475
• Composite: 19.28/100
• National rank: #8803
• State rank: #747 of 826 in TX

Livability — Premont

• Score: 63/100
• State rank: #889
• US rank: #15967

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Premont, TX
• Population (ZIP): 2,827

Population outlook (Jim Wells County) Hauer SSP2

• Today (2025): 43,325 people
• By 2030: 44,156 · +1.9%
• By 2040: 45,790 · +5.7%
• By 2050: 47,455 · +9.5%
• By 2075: 51,800 · +19.6%
• By 2100: 52,006 · +20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (94%)
• Race & ethnicity: Hispanic / Latino 94% Two or more races 32% White 6%
• Hispanic origin (detail): Mexican 92%
• Foreign-born: 10% · Canada
• Languages at home: 31% English-only · Spanish 68%

Political lean MEDSL · Jim Wells

• 2024 margin: R (+15.5) · D 42.0% · R 57.5%
• 2008→2024 swing: -31.6pp toward R · 2008: 16.1pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+9.8 2016: D+10.3 2012: D+17.0 2008: D+16.1

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

-7.9% since first listed

3 events — show timeline

• 2026-02-16 Price Changed $29,000 CBMLS
• 2025-08-05 Listed $31,500 CBMLS
• 2019-11-25 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $740 · -3.5% YoY. Source: county tax records.