146 W Baggett Ave · Peaster, TX 76487

$145,000

2 bd · 1.0 ba · 988 sqft · SingleFamily public records · 195 Days on market

Built 1987 0.35 ac lot $147/sqft · 30% below area Est $206k · 30% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

STARTER HOME NEAR SCHOOLS AND NICE NEIGHBORHOOD!

Key facts

• 0.35 acre lot
• Built 1987
• Listed 194 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 2.0% in Peaster — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Poolville ISD (rural): math 40% / reading 41% proficiency, ranked #385 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 291 active listings in the ZIP; 437 units permitted in Parker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Parker County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: moderate 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.26% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.25%
• DSCR: 1.77
• GRM: 6.6

CMA / ARV

• ARV (median comp): $206,420
• List price: $145,000
• Delta: -29.75%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.5%
• Equity multiple: 1.34×
• Total profit: $13,616
• Equity at exit: $21,620

10-year hold

• IRR: 17.7%
• Equity multiple: 2.47×
• Total profit: $59,480
• Equity at exit: $12,537

Cash invested: $40,600 (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 76487

• Home prices YoY: -3.5%
• Active inventory: 291
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,828 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$40 /mo · $478/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $584

Break-even live

Break-even rent $1,089

Max offer price $145,000

Occupancy floor 63%

Sensitivity live

Price	-10% $666	-5% $625	+0% $584	+5% $543	+10% $502
Rent	-10% $439	-5% $511	+0% $584	+5% $656	+10% $728
Rate	-1.0pp $657	-0.5pp $621	base $584	+0.5pp $546	+1.0pp $508

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $145,000 Active 195 DOM
2. 2026-06-18
   days on market $145,000 Active 192 DOM
3. 2026-06-17
   days on market $145,000 Active 191 DOM
4. 2026-06-16
   days on market $145,000 Active 190 DOM
5. 2026-06-15
   days on market $145,000 Active 189 DOM
6. 2026-06-13
   days on market $145,000 Active 187 DOM
7. 2026-06-13
   days on market $145,000 Active 186 DOM
8. 2026-06-09
   days on market $145,000 Active 183 DOM
9. 2026-06-08
   days on market $145,000 Active 182 DOM
10. 2026-06-07
    days on market $145,000 Active 181 DOM
11. 2026-06-04
    days on market $145,000 Active 178 DOM
12. 2026-06-03
    days on market $145,000 Active 177 DOM
13. 2026-06-02
    days on market $145,000 Active 176 DOM
14. 2026-06-01
    days on market $145,000 Active 175 DOM
15. 2026-05-31
    days on market $145,000 Active 174 DOM
16. 2025-12-07
    listed $145,000 Active 48-char remark

    Show marketing remark (48 chars)

    STARTER HOME NEAR SCHOOLS AND NICE NEIGHBORHOOD!

17. 2025-03-26
    listed $145,000 Active
18. 2010-02-23
    soldstatus
19. 1999-03-31
    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: $478 · $40/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$2,175/yr (+$181/mo · 454.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,939
• − Mortgage interest: −$8,122
• − Property taxes: −$478
• − Insurance: −$725
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − Depreciation: −$4,218
• Taxable income: $4,885
• Est. tax owed @ 24.0%: −$1,172
• After-tax cash flow: $5,831/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: Poolville ISD
• NCES district ID: 4835340
• Math proficiency: 40% ▼ -4.00%
• Reading proficiency: 41% ▲ 3.00%
• Median HH income: $49,462
• Composite: 34.86/100
• National rank: #5090
• State rank: #385 of 826 in TX

Livability — Peaster

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,799

Population outlook (Parker County) Hauer SSP2

• Today (2025): 147,426 people
• By 2030: 157,863 · +7.1%
• By 2040: 177,519 · +20.4%
• By 2050: 194,786 · +32.1%
• By 2075: 238,799 · +62.0%
• By 2100: 264,126 · +79.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 15% Two or more races 11%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Parker

• 2024 margin: Solid R (+66.4) · D 16.4% · R 82.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -55.2pp · 2024: -66.4pp
• All cycles: 2024: R+66.4 2020: R+64.4 2016: R+67.5 2012: R+65.8 2008: R+55.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.44%
• Current HPI: 283.54
• 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

+0.0% since first listed

4 events — show timeline

• 2025-12-07 Listed $145,000 NTREIS
• 2025-03-26 Listed $145,000 NTREIS
• 2010-02-23 Sold (Public Records) — Public Records
• 1999-03-31 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2025): $478 · +8.4% YoY. Source: county tax records.