114 Worthy St · Jewett, TX 75838

$90,000

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 69 Days on market

Built 1958 0.36 ac lot $73/sqft · 38% below area Est $127k · 29% under ↓ 20% since listing

---

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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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

A delightful dwelling, ready to embrace its new story, awaits at 114 Worthy ST, DONIE, TX 75838. This inviting home, crafted in 1958, presents itself as a perfectly poised canvas for joyful living. The heart of this cheerful abode, the kitchen, boasts a stylish backsplash that adds a dash of personality to your culinary creations. Above, elegant crown molding graces the space, elevating daily meal preparations into moments of refined pleasure. Among the three cozy sleeping quarters, one particular bedroom offers a touch of regal charm, adorned with exquisite crown molding. This thoughtful detail provides a sense of elevated comfort, perfect for peaceful slumber or dreaming up grand plans. The single, sparkling bathroom presents a refreshing retreat, featuring a convenient walk-in shower designed for invigorating mornings or soothing evening unwinding. Imagine stepping into a space dedicated to ease and rejuvenation, making daily routines feel like a mini-spa escape. Beyond the interior comforts, this single family residence extends its charm outdoors with both a welcoming porch and a private patio. These delightful spaces offer perfect opportunities for savoring a quiet morning beverage or hosting cheerful gatherings under the open sky. With three bedrooms in total, there is ample space for creating personalized havens within this charming 1958 build. This lovely home is truly a splendid opportunity to embrace a life filled with comfort, charm, and endless possibilities.

Key facts

• Stylish backsplash
• Private patio
• Walk-in shower

Tags

• STYLISH BACKSPLASH
• ELEGANT CROWN MOLDING
• WALK-IN SHOWER
• WELCOMING PORCH
• PRIVATE PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% 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 $4k of equity ($622 loan paydown + $3k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 1.27% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.74%
• DSCR: 1.70
• GRM: 6.5

CMA / ARV

• ARV (median comp): $127,364
• List price: $90,000
• Delta: -29.34%
• 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: 22.8%
• Equity multiple: 2.31×
• Total profit: $33,006
• Equity at exit: $41,666

10-year hold

• IRR: 23.5%
• Equity multiple: 4.44×
• Total profit: $86,615
• Equity at exit: $65,159

Cash invested: $25,200 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,147 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$66 /mo · $796/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $330

Break-even live

Break-even rent $729

Max offer price $90,000

Occupancy floor 66%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $90,000 Active 69 DOM
2. 2026-06-17
   days on market $90,000 Active 68 DOM
3. 2026-06-16
   days on market $90,000 Active 67 DOM
4. 2026-06-15
   days on market $90,000 Active 66 DOM
5. 2026-06-15
   days on market $90,000 Active 65 DOM
6. 2026-06-13
   days on market $90,000 Active 64 DOM
7. 2026-06-12
   days on market $90,000 Active 63 DOM
8. 2026-06-09
   days on market $90,000 Active 60 DOM
9. 2026-06-08
   pricedays on market $90,000 Active 59 DOM
10. 2026-06-08
    days on market $100,000 Active 58 DOM
11. 2026-06-05
    days on market $100,000 Active 56 DOM
12. 2026-06-03
    days on market $100,000 Active 54 DOM
13. 2026-06-02
    days on market $100,000 Active 53 DOM
14. 2026-06-01
    days on market $100,000 Active 52 DOM
15. 2026-05-31
    days on market $100,000 Active 51 DOM
16. 2026-04-24
    price $100,000 1495-char remark

    Show marketing remark (1495 chars)

    A delightful dwelling, ready to embrace its new story, awaits at 114 Worthy ST, DONIE, TX 75838. This inviting home, crafted in 1958, presents itself as a perfectly poised canvas for joyful living. The heart of this cheerful abode, the kitchen, boasts a stylish backsplash that adds a dash of personality to your culinary creations. Above, elegant crown molding graces the space, elevating daily meal preparations into moments of refined pleasure. Among the three cozy sleeping quarters, one particular bedroom offers a touch of regal charm, adorned with exquisite crown molding. This thoughtful detail provides a sense of elevated comfort, perfect for peaceful slumber or dreaming up grand plans. The single, sparkling bathroom presents a refreshing retreat, featuring a convenient walk-in shower designed for invigorating mornings or soothing evening unwinding. Imagine stepping into a space dedicated to ease and rejuvenation, making daily routines feel like a mini-spa escape. Beyond the interior comforts, this single family residence extends its charm outdoors with both a welcoming porch and a private patio. These delightful spaces offer perfect opportunities for savoring a quiet morning beverage or hosting cheerful gatherings under the open sky. With three bedrooms in total, there is ample space for creating personalized havens within this charming 1958 build. This lovely home is truly a splendid opportunity to embrace a life filled with comfort, charm, and endless possibilities.

17. 2026-04-10
    listed $125,000 Active 1495-char remark

    Show marketing remark (1495 chars)

    A delightful dwelling, ready to embrace its new story, awaits at 114 Worthy ST, DONIE, TX 75838. This inviting home, crafted in 1958, presents itself as a perfectly poised canvas for joyful living. The heart of this cheerful abode, the kitchen, boasts a stylish backsplash that adds a dash of personality to your culinary creations. Above, elegant crown molding graces the space, elevating daily meal preparations into moments of refined pleasure. Among the three cozy sleeping quarters, one particular bedroom offers a touch of regal charm, adorned with exquisite crown molding. This thoughtful detail provides a sense of elevated comfort, perfect for peaceful slumber or dreaming up grand plans. The single, sparkling bathroom presents a refreshing retreat, featuring a convenient walk-in shower designed for invigorating mornings or soothing evening unwinding. Imagine stepping into a space dedicated to ease and rejuvenation, making daily routines feel like a mini-spa escape. Beyond the interior comforts, this single family residence extends its charm outdoors with both a welcoming porch and a private patio. These delightful spaces offer perfect opportunities for savoring a quiet morning beverage or hosting cheerful gatherings under the open sky. With three bedrooms in total, there is ample space for creating personalized havens within this charming 1958 build. This lovely home is truly a splendid opportunity to embrace a life filled with comfort, charm, and endless possibilities.

18. 2008-01-23
    soldstatus
19. 2004-11-09
    soldstatus
20. 2002-04-19
    soldstatus
21. 1994-04-07
    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: $796 · $66/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$851/yr (+$71/mo · 106.9%)

ⓘ 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: $13,767
• − Mortgage interest: −$5,041
• − Property taxes: −$796
• − Insurance: −$450
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$2,618
• Taxable income: $2,658
• Est. tax owed @ 24.0%: −$638
• After-tax cash flow: $3,328/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

-20.0% since first listed

6 events — show timeline

• 2026-04-24 Price Changed $100,000 BCSRMLS
• 2026-04-10 Listed $125,000 BCSRMLS
• 2008-01-23 Sold (Public Records) — Public Records
• 2004-11-09 Sold (Public Records) — Public Records
• 2002-04-19 Sold (Public Records) — Public Records
• 1994-04-07 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $796 · +7.7% YoY. Source: county tax records.