330 E Thompson St · Jacksboro, TX 76458

$125,000

3 bd · 1.0 ba · 790 sqft · SingleFamily public records · 14 Days on market

Built 1943 2,919 sqft lot Est $149k · 16% under

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Why this score? — see what drove the A- 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 +14.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.3/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Special, Super cute, with lots of potential. Come take a look

Key facts

• Manageable lot
• Outdoor living
• 2,919 sq ft lot

Tags

• ESTABLISHED NEIGHBORHOOD
• CLOSE PROXIMITY TO SCHOOLS
• CLOSE PROXIMITY TO SHOPPING
• CLOSE PROXIMITY TO DINING
• MANAGEABLE LOT
• OUTDOOR LIVING

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Carport (covered) with space for 1 vehicle
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Built in 1943; Not attached to another property
• Construction: Built in 1943
• Exterior features: Lot less than 1/2 acre; Subdivision: Buckner; Directions: From the Jacksboro square travel north and take a right on E Thompson; the home will be on your right

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms (all on main level)
• Bathrooms: 1 full bathroom
• Interior features: Eat-in kitchen; One living area; One dining area; 2 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $995 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 15.8% vs local median 4.0% in Jacksboro — 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 64/100 on livability (#753 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Jacksboro ISD (town): math 42% / reading 42% proficiency, ranked #337 of 826 in TX (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jacksboro El (math 39% / reading 36%, grade F, #1,744 of 4,322 statewide, top 41%, 497 students, 68% FRL) — zoned schools average 68% FRL vs 44% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 124 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10 units permitted in Jack County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $864 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-1.3% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y 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

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $125,000

Questions for the listing agent

1. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.84% ✓
• Cap rate: 15.84%
• Cash-on-cash: 34.11%
• DSCR: 2.52
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $149,310
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 N Jack St	0.08mi	2/1.0 (-1)	822 (+4%)	14mo	$155,000	$189	73
323 N Church St	0.20mi	2/1.0 (-1)	852 (+8%)	13mo	$115,000	$135	62

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

Projected returns pro-forma

-1.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.5%
• Equity multiple: 2.49×
• Total profit: $52,130
• Equity at exit: $28,235

10-year hold

• IRR: 37.6%
• Equity multiple: 4.87×
• Total profit: $135,342
• Equity at exit: $28,027

Cash invested: $35,000 (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 76458

• Home prices YoY: -0.7%
• Active inventory: 124
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$115 /mo · $1,376/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $995

Break-even live

Break-even rent $1,041

Max offer price $125,000

Occupancy floor 52%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 W College St Jacksboro, TX	2.0	1.0	782	$2,300	$2.94	43d	1	0.81mi

Listing history 10 events

1. 2026-06-18
   days on market $125,000 Active 14 DOM
2. 2026-06-17
   days on market $125,000 Active 13 DOM
3. 2026-06-16
   days on market $125,000 Active 12 DOM
4. 2026-06-15
   days on market $125,000 Active 11 DOM
5. 2026-06-13
   days on market $125,000 Active 9 DOM
6. 2026-06-13
   days on market $125,000 Active 8 DOM
7. 2026-06-09
   days on market $125,000 Active 5 DOM
8. 2026-06-08
   days on market $125,000 Active 4 DOM
9. 2026-06-07
   remarks 675-char remark
10. 2026-06-07
    listed $125,000 Active 3 DOM

ⓘ 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: $1,376 · $115/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$912/yr (+$76/mo · 66.2%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,600
• − Mortgage interest: −$7,002
• − Property taxes: −$1,376
• − Insurance: −$625
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$3,636
• Taxable income: $10,545
• Est. tax owed @ 24.0%: −$2,531
• After-tax cash flow: $9,406/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: Jacksboro ISD
• NCES district ID: 4824530
• Math proficiency: 42% ▼ -3.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $47,739
• Composite: 35.94/100
• National rank: #4802
• State rank: #337 of 826 in TX

Livability — Jacksboro

• Score: 64/100
• State rank: #753
• US rank: #13881

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksboro, TX
• Population (ZIP): 6,103

Population outlook (Jack County) Hauer SSP2

• Today (2025): 8,560 people
• By 2030: 8,423 · -1.6%
• By 2040: 8,433 · -1.5%
• By 2050: 8,605 · +0.5%
• By 2075: 9,047 · +5.7%
• By 2100: 8,844 · +3.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 23% Two or more races 7% Black 5%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 83% English-only · Spanish 16%

Political lean MEDSL · Jack

• 2024 margin: Solid R (+82.3) · D 8.6% · R 90.9%
• 2008→2024 swing: -14.2pp toward R · 2008: -68.1pp · 2024: -82.3pp
• All cycles: 2024: R+82.3 2020: R+81.6 2016: R+79.6 2012: R+78.3 2008: R+68.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.32%
• Current HPI: 202.1533
• 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

+237.8% since first listed

17 events — show timeline

• 2026-06-04 Listed $125,000 NTREIS
• 2023-05-10 Sold (MLS) — NTREIS
• 2023-05-01 Pending — NTREIS
• 2022-11-08 Price Changed $79,900 NTREIS
• 2022-09-14 Listed $84,900 NTREIS
• 2018-03-14 Sold (Public Records) — Public Records
• 2016-04-21 Listing Removed — NTREIS
• 2016-01-13 Listed $37,500 NTREIS
• 2016-01-04 Sold (Public Records) — Public Records
• 2015-12-05 Listing Removed — NTREIS
• 2015-05-06 Listed $37,000 NTREIS
• 2015-03-03 Listing Removed — NTREIS
• 2014-09-16 Listed $37,000 NTREIS
• 2006-09-08 Sold (Public Records) — Public Records
• 1998-10-28 Sold (Public Records) — Public Records
• 1990-06-13 Sold (Public Records) — Public Records
• 1988-10-25 Sold (Public Records) — Public Records

Property tax history

+10.9%/yr

Latest (2025): $1,376 · +0.1% YoY. Source: county tax records.