908 Pearl St #103 · Nacogdoches, TX 75965

$92,700

2 bd · 2.0 ba · 968 sqft · Condo · 38 Days on market

$96/sqft · at area comps Est $95k · at est.

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Why this score? — see what drove the C+ 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 +24.2/30.0
• ARV discount +8.8/15.0
• 1% rule +8.5/10.0
• DSCR +7.8/10.0
• Rent growth +5.0/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 2 bed, 2 bath condo offers a prime location with easy access to Banita Creek Park, Nacogdoches Dog Park, the local farmers market, and vibrant Main Street in Nacogdoches. Enjoy the modern comfort of updated interior paint and all-tile flooring. Appreciate the privacy of both front and back patios. Plus, you'll love the convenience of included appliances: washer, dryer, and refrigerator. Schedule your appointment today!

Key facts

• Listed 37 days

Property features AI

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential condominium
• Construction: Slab foundation
• Exterior features: Composition roof; Smoke detectors

Interior

• Kitchen: Microwave
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Microwave; Tile flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $93k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $90k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 2.3% in Nacogdoches — 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 72/100 on livability (#252 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities C-, schools D, commute F.
• Nacogdoches ISD (town): math 26% / reading 30% proficiency, ranked #688 of 826 in TX (top 83%) — 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: Rents rising fast (+12.9%/yr); 192 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 35 units permitted in Nacogdoches County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $641 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $26k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $25k; list at $93k implies a 271% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,919 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.35% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 6.2

CMA / ARV

• ARV (median comp): $95,457
• List price: $92,700
• Delta: -2.89%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.13×
• Total profit: $3,453
• Equity at exit: $13,822

10-year hold

• IRR: 17.7%
• Equity multiple: 2.88×
• Total profit: $48,673
• Equity at exit: $8,015

Cash invested: $25,956 (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 75965

• Rents YoY: 12.9%
• Active inventory: 192
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,249 high
• Mortgage (P&I): −$486
• Tax from tax record: −$128 /mo · $1,533/yr
• Insurance: −$39
• HOA est. from 4 same-building comps: −$150
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $185

Break-even live

Break-even rent $1,016

Max offer price $92,700

Occupancy floor 80%

Sensitivity live

Price	-10% $237	-5% $211	+0% $185	+5% $158	+10% $132
Rent	-10% $86	-5% $135	+0% $185	+5% $234	+10% $283
Rate	-1.0pp $231	-0.5pp $208	base $185	+0.5pp $161	+1.0pp $136

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: $23,175
• Closing costs: $2,781
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 W Starr Ave #102 Nacogdoches, TX	3.0	2.0	1095	$2,000	$1.83	45d	1	0.30mi
1905 Banita St #102 Nacogdoches, TX	2.0	2.0	875	$1,950	$2.23	45d	1	0.61mi
327 W College St Nacogdoches, TX	2.0	2.0	965	$850	$0.88	45d	1	0.68mi
2109 Pearl St Unit E12 Nacogdoches, TX	2.0	1.0	850	$975	$1.15	45d	1	0.74mi
2109 Pearl St Unit F15 Nacogdoches, TX	3.0	1.5	939	$1,075	$1.14	45d	1	0.74mi
2120 Pearl St Nacogdoches, TX	1.0	1.0	686	$995	$1.45	45d	2	0.80mi
420 Wedgewood St Nacogdoches, TX	2.0	1.5	800	$850	$1.06	45d	1	0.97mi
2325 Pearl St Nacogdoches, TX	2.0	1.0	750	$895	$1.19	45d	1	0.98mi
2521 Pearl St #207 Nacogdoches, TX	2.0	1.5	900	$950	$1.06	45d	1	1.14mi
900 Hackberry St Unit 912 Nacogdoches, TX	1.0	1.0	630	$700	$1.11	45d	1	1.35mi
108 E Seale St Nacogdoches, TX	1.0	1.0	550	$650	$1.18	45d	1	1.40mi
3230 Pearl St Unit 6 1 Nacogdoches, TX	2.0	2.5	1054	$1,200	$1.14	45d	1	1.50mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-19
   days on market $92,700 Active 38 DOM
2. 2026-06-18
   days on market $92,700 Active 37 DOM
3. 2026-06-17
   days on market $92,700 Active 36 DOM
4. 2026-06-16
   days on market $92,700 Active 35 DOM
5. 2026-06-15
   days on market $92,700 Active 34 DOM
6. 2026-06-14
   days on market $92,700 Active 32 DOM
7. 2026-06-13
   days on market $92,700 Active 31 DOM
8. 2026-06-10
   days on market $92,700 Active 29 DOM
9. 2026-06-09
   days on market $92,700 Active 28 DOM
10. 2026-06-08
    days on market $92,700 Active 27 DOM
11. 2026-06-07
    days on market $92,700 Active 26 DOM
12. 2026-06-05
    days on market $92,700 Active 23 DOM
13. 2026-06-02
    days on market $92,700 Active 21 DOM
14. 2026-06-01
    days on market $92,700 Active 20 DOM
15. 2026-05-31
    days on market $92,700 Active 19 DOM
16. 2026-05-30
    days on market $92,700 Active 18 DOM
17. 2026-05-12
    listed $92,700 Active 389-char remark
18. 2024-08-05
    soldstatus
19. 2024-08-02
    soldstatus Closed 436-char remark

    Show marketing remark (436 chars)

    This charming 2 bed, 2 bath condo offers a prime location with easy access to Banita Creek Park, Nacogdoches Dog Park, the local farmers market, and vibrant Main Street in Nacogdoches. Enjoy the modern comfort of updated interior paint and all-tile flooring. Appreciate the privacy of both front and back patios. Plus, you'll love the convenience of included appliances: washer, dryer, and refrigerator. Schedule your appointment today!

20. 2024-07-15
    status Pending 436-char remark

    Show marketing remark (436 chars)

    This charming 2 bed, 2 bath condo offers a prime location with easy access to Banita Creek Park, Nacogdoches Dog Park, the local farmers market, and vibrant Main Street in Nacogdoches. Enjoy the modern comfort of updated interior paint and all-tile flooring. Appreciate the privacy of both front and back patios. Plus, you'll love the convenience of included appliances: washer, dryer, and refrigerator. Schedule your appointment today!

21. 2024-07-08
    listed $86,500 Active 436-char remark

    Show marketing remark (436 chars)

    This charming 2 bed, 2 bath condo offers a prime location with easy access to Banita Creek Park, Nacogdoches Dog Park, the local farmers market, and vibrant Main Street in Nacogdoches. Enjoy the modern comfort of updated interior paint and all-tile flooring. Appreciate the privacy of both front and back patios. Plus, you'll love the convenience of included appliances: washer, dryer, and refrigerator. Schedule your appointment today!

22. 2020-09-18
    soldstatus

    Show marketing remark (422 chars)

    MUST SEE 2 Bed 2 Bath condo that includes all of your kitchen appliances, plus private patio. Very inviting living room with open concept plus wood burning fireplace. Private covered back patio great for entertaining. Great floor plan that includes space for full size washer/dryer. Located in a convenient location not far from SFA, shopping, and grocery stores. Well taken care of condo with updates in the last 2 years.

23. 2020-09-18
    soldstatus

    Show marketing remark (422 chars)

    MUST SEE 2 Bed 2 Bath condo that includes all of your kitchen appliances, plus private patio. Very inviting living room with open concept plus wood burning fireplace. Private covered back patio great for entertaining. Great floor plan that includes space for full size washer/dryer. Located in a convenient location not far from SFA, shopping, and grocery stores. Well taken care of condo with updates in the last 2 years.

24. 2020-07-20
    listed $49,900

    Show marketing remark (422 chars)

    MUST SEE 2 Bed 2 Bath condo that includes all of your kitchen appliances, plus private patio. Very inviting living room with open concept plus wood burning fireplace. Private covered back patio great for entertaining. Great floor plan that includes space for full size washer/dryer. Located in a convenient location not far from SFA, shopping, and grocery stores. Well taken care of condo with updates in the last 2 years.

25. 2014-03-11
    soldstatus
26. 2013-08-15
    soldstatus $25,000

ⓘ 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: $1,533 · $128/mo
• Projected year-2 tax: $1,696 · $141/mo
• Expected delta: +$164/yr (+$14/mo · 10.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $14,992
• − Mortgage interest: −$5,193
• − Property taxes: −$1,533
• − Insurance: −$464
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − HOA: −$1,800
• − Depreciation: −$2,697
• Taxable income: $908
• Est. tax owed @ 24.0%: −$218
• After-tax cash flow: $1,996/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: Nacogdoches ISD
• NCES district ID: 4832090
• Math proficiency: 26% ▼ -12.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $33,759
• Composite: 22.98/100
• National rank: #7983
• State rank: #688 of 826 in TX

Livability — Nacogdoches

• Score: 72/100
• State rank: #252
• US rank: #5962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nacogdoches, TX
• County: Nacogdoches County · 53,896 people
• City population: 53,896
• Metro: Nacogdoches, TX
• Population (ZIP): 18,243
• Household income: $55,291
• Rent vs Own: 48.6% rent · 51.4% own
• Severe rent burden: 1086.0

Population outlook (Nacogdoches County) Hauer SSP2

• Today (2025): 66,553 people
• By 2030: 66,920 · +0.6%
• By 2040: 66,833 · +0.4%
• By 2050: 66,462 · -0.1%
• By 2075: 65,710 · -1.3%
• By 2100: 62,321 · -6.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 16% Black 11% Two or more races 8% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 89% English-only · Spanish 9%

Political lean MEDSL · Nacogdoches

• 2024 margin: Solid R (+38.8) · D 30.2% · R 69.0%
• 2008→2024 swing: -11.3pp toward R · 2008: -27.5pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+31.3 2016: R+35.4 2012: R+36.2 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.81%
• Current HPI: 178.4946
• Rent YoY: ▲ 12.91%
• Metro: Nacogdoches, TX
• 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

+270.8% since first listed

10 events — show timeline

• 2026-05-12 Listed $92,700 Deep East Texas MLS
• 2024-08-05 Sold (Public Records) — Public Records
• 2024-08-02 Sold (MLS) — Deep East Texas MLS
• 2024-07-15 Pending — Deep East Texas MLS
• 2024-07-08 Listed $86,500 Deep East Texas MLS
• 2020-09-18 Sold (Public Records) — Public Records
• 2020-09-18 Sold (MLS) — Deep East Texas MLS
• 2020-07-20 Listed $49,900 Deep East Texas MLS
• 2014-03-11 Sold (Public Records) — Public Records
• 2013-08-15 Sold (Public Records) $25,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,533 · +3.1% YoY. Source: county tax records.