231 SW 8th St · Premont, TX 78375

$18,000

1 bd · 1.0 ba · 552 sqft · SingleFamily public records · 1040 Days on market

Built 1900 9,957 sqft lot ↓ 18% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

This home is a great investment property or flip. Call for more info.

Key facts

• 9,957 sq ft lot
• Built 1900
• Listed 1040 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($763 rent vs $18k).
• Recommended offer: $16k (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 $664 of equity ($124 loan paydown + $540 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 1040 days — a 12% lower offer ($16k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $15,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 1040 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.24% ✓
• Cap rate: 38.75%
• Cash-on-cash: 115.93%
• DSCR: 6.16
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.58×
• Total profit: $33,187
• Equity at exit: $8,094

10-year hold

• IRR: —
• Equity multiple: 15.82×
• Total profit: $74,692
• Equity at exit: $12,473

Cash invested: $5,040 (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: 2.0×

Monthly cashflow live

• Estimated rent: $763 medium
• Mortgage (P&I): −$94
• Tax from tax record: −$14 /mo · $172/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$160
• Net cashflow: $487

Break-even live

Break-even rent $147

Max offer price $18,000

Occupancy floor 31%

Sensitivity live

Price	-10% $497	-5% $492	+0% $487	+5% $482	+10% $477
Rent	-10% $427	-5% $457	+0% $487	+5% $517	+10% $547
Rate	-1.0pp $496	-0.5pp $491	base $487	+0.5pp $482	+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: $4,500
• Closing costs: $540
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $18,000 Active 1040 DOM
2. 2026-06-18
   days on market $18,000 Active 1038 DOM
3. 2026-06-17
   days on market $18,000 Active 1037 DOM
4. 2026-06-16
   days on market $18,000 Active 1036 DOM
5. 2026-06-15
   days on market $18,000 Active 1035 DOM
6. 2026-06-15
   days on market $18,000 Active 1034 DOM
7. 2026-06-13
   days on market $18,000 Active 1033 DOM
8. 2026-06-12
   days on market $18,000 Active 1032 DOM
9. 2026-06-09
   days on market $18,000 Active 1029 DOM
10. 2026-06-08
    days on market $18,000 Active 1028 DOM
11. 2026-06-08
    days on market $18,000 Active 1027 DOM
12. 2026-06-05
    days on market $18,000 Active 1025 DOM
13. 2026-06-03
    days on market $18,000 Active 1023 DOM
14. 2026-06-02
    days on market $18,000 Active 1022 DOM
15. 2026-06-01
    days on market $18,000 Active 1021 DOM
16. 2026-05-31
    days on market $18,000 Active 1020 DOM
17. 2024-01-05
    price $18,000 69-char remark

    Show marketing remark (69 chars)

    This home is a great investment property or flip. Call for more info.

18. 2023-08-15
    listed $22,000 Active 69-char remark

    Show marketing remark (69 chars)

    This home is a great investment property or flip. Call for more info.

ⓘ 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: $172 · $14/mo
• Projected year-2 tax: $329 · $27/mo
• Expected delta: +$157/yr (+$13/mo · 91.6%)

ⓘ 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: $9,162
• − Mortgage interest: −$1,008
• − Property taxes: −$172
• − Insurance: −$90
• − Repairs & maintenance: −$733
• − Management: −$733
• − Depreciation: −$524
• Taxable income: $5,902
• Est. tax owed @ 24.0%: −$1,416
• After-tax cash flow: $4,427/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

-18.2% since first listed

2 events — show timeline

• 2024-01-05 Price Changed $18,000 CBMLS
• 2023-08-15 Listed $22,000 CBMLS

Property tax history

+0.5%/yr

Latest (2025): $172 · -3.5% YoY. Source: county tax records.