308 E Douglas · Jefferson, TX 75657

$104,900

4 bd · 1.0 ba · 1,638 sqft · SingleFamily public records · 323 Days on market

Built 1985 0.31 ac lot ↓ 43% since listing

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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 +25.2/30.0
• DSCR +8.2/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

Key facts

• Covered deck
• Repairs completed
• 0.31 acres

Tags

• TWO DISTINCT LIVING AREAS
• COVERED DECK
• REPAIRS COMPLETED
• 0.31 ACRES

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#561 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools D-, amenities F.
• Jefferson ISD (rural): math 23% / reading 33% proficiency, ranked #689 of 826 in TX (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 193 active listings in the ZIP; 8 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marion County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $95k (48%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 323 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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 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: 8.97%
• Cash-on-cash: 9.54%
• DSCR: 1.42
• GRM: 6.6

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,040
• Equity at exit: $15,641

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $17,702
• Equity at exit: $9,070

Cash invested: $29,372 (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 75657

• Home prices YoY: -9.7%
• Active inventory: 193
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,333 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$226 /mo · $2,711/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $234

Break-even live

Break-even rent $1,038

Max offer price $104,900

Occupancy floor 77%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $104,900 Active 323 DOM
2. 2026-06-18
   days on market $104,900 Active 322 DOM
3. 2026-06-17
   days on market $104,900 Active 321 DOM
4. 2026-06-16
   days on market $104,900 Active 320 DOM
5. 2026-06-15
   days on market $104,900 Active 319 DOM
6. 2026-06-14
   days on market $104,900 Active 317 DOM
7. 2026-06-13
   days on market $104,900 Active 316 DOM
8. 2026-06-10
   statusdays on market $104,900 Active 314 DOM
9. 2026-06-09
   days on market $104,900 Price Change 313 DOM
10. 2026-06-08
    days on market $104,900 Price Change 312 DOM
11. 2026-06-07
    days on market $104,900 Price Change 311 DOM
12. 2026-06-05
    pricestatusdays on market $104,900 Price Change 308 DOM
13. 2026-06-03
    days on market $114,900 Active 307 DOM
14. 2026-06-02
    days on market $114,900 Active 306 DOM
15. 2026-06-01
    days on market $114,900 Active 305 DOM
16. 2026-05-31
    days on market $114,900 Active 304 DOM
17. 2026-05-30
    days on market $114,900 Active 303 DOM
18. 2026-03-26
    price $114,900 381-char remark

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

19. 2026-03-25
    price $114,900 381-char remark

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

20. 2026-03-25
    price $114,900

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

21. 2026-03-17
    price $119,900 381-char remark

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

22. 2026-03-16
    price $119,900 381-char remark

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

23. 2026-03-16
    price $119,900

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

24. 2026-03-07
    price $124,900 381-char remark

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

25. 2026-03-07
    price $124,900

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

26. 2026-03-07
    price $124,900 381-char remark

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

27. 2026-02-05
    price $144,900 381-char remark

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

28. 2026-02-04
    price $144,900

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

29. 2026-02-04
    price $144,900 381-char remark

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

30. 2026-01-17
    price $149,900 381-char remark

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

31. 2026-01-16
    price $149,900

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

32. 2026-01-16
    price $149,900 381-char remark

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

33. 2025-12-19
    price $159,900 381-char remark

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

34. 2025-12-19
    price $159,900

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

35. 2025-12-19
    price $159,900 381-char remark

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

36. 2025-11-15
    price $164,900 381-char remark

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

37. 2025-11-14
    price $164,900 381-char remark

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

38. 2025-11-14
    price $164,900

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

39. 2025-10-15
    price $174,900 381-char remark

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

40. 2025-10-14
    price $174,900 381-char remark

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

41. 2025-10-14
    price $174,900

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

42. 2025-09-16
    price $184,900 381-char remark

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

43. 2025-09-15
    price $184,900 381-char remark

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

44. 2025-09-15
    price $184,900

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

45. 2025-07-30
    listed $199,900 Active 381-char remark

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

46. 2025-07-30
    listed $199,900 Active

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

47. 2025-07-29
    listed $199,900 New Listing 381-char remark

    Show marketing remark (381 chars)

    This property has four bedrooms and two bathrooms. The living space measures 1,638 square feet, with additional area under the roof. It includes two distinct living areas. An attached two-car garage is present and an uncovered deck. A covered deck has been added in the back corner of the property . The property encompasses 0.31 acres. Repairs have been completed on the property.

48. 2023-01-20
    soldstatus
49. 2021-07-19
    soldstatus
50. 2005-12-12
    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: $2,711 · $226/mo
• Projected year-2 tax: $2,711 · $226/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $16,000
• − Mortgage interest: −$5,876
• − Property taxes: −$2,711
• − Insurance: −$524
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$3,052
• Taxable income: $1,277
• Est. tax owed @ 24.0%: −$307
• After-tax cash flow: $2,497/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: Jefferson ISD
• NCES district ID: 4824730
• Math proficiency: 23% ▼ -8.00%
• Reading proficiency: 33% ▼ -4.00%
• Median HH income: $33,504
• Composite: 22.93/100
• National rank: #7992
• State rank: #689 of 826 in TX

Livability — Jefferson

• Score: 67/100
• State rank: #561
• US rank: #10765

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jefferson, TX
• Population (ZIP): 6,842

Population outlook (Marion County) Hauer SSP2

• Today (2025): 9,339 people
• By 2030: 8,881 · -4.9%
• By 2040: 8,044 · -13.9%
• By 2050: 7,449 · -20.2%
• By 2075: 6,638 · -28.9%
• By 2100: 5,871 · -37.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 22% Two or more races 3% Hispanic / Latino 3% Native American 1%
• Common ancestry: Iranian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+52.5) · D 23.4% · R 75.9%
• 2008→2024 swing: -30.8pp toward R · 2008: -21.7pp · 2024: -52.5pp
• All cycles: 2024: R+52.5 2020: R+43.8 2016: R+43.1 2012: R+29.1 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.60%
• Current HPI: 126.2671
• 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

-42.5% since first listed

34 events — show timeline

• 2026-03-26 Price Changed $114,900 CARMLS
• 2026-03-25 Price Changed $114,900 LAAR
• 2026-03-25 Price Changed $114,900 TBOR
• 2026-03-17 Price Changed $119,900 CARMLS
• 2026-03-16 Price Changed $119,900 LAAR
• 2026-03-16 Price Changed $119,900 TBOR
• 2026-03-07 Price Changed $124,900 CARMLS
• 2026-03-07 Price Changed $124,900 TBOR
• 2026-03-07 Price Changed $124,900 LAAR
• 2026-02-05 Price Changed $144,900 CARMLS
• 2026-02-04 Price Changed $144,900 TBOR
• 2026-02-04 Price Changed $144,900 LAAR
• 2026-01-17 Price Changed $149,900 CARMLS
• 2026-01-16 Price Changed $149,900 TBOR
• 2026-01-16 Price Changed $149,900 LAAR
• 2025-12-19 Price Changed $159,900 CARMLS
• 2025-12-19 Price Changed $159,900 TBOR
• 2025-12-19 Price Changed $159,900 LAAR
• 2025-11-15 Price Changed $164,900 CARMLS
• 2025-11-14 Price Changed $164,900 LAAR
• 2025-11-14 Price Changed $164,900 TBOR
• 2025-10-15 Price Changed $174,900 CARMLS
• 2025-10-14 Price Changed $174,900 LAAR
• 2025-10-14 Price Changed $174,900 TBOR
• 2025-09-16 Price Changed $184,900 CARMLS
• 2025-09-15 Price Changed $184,900 LAAR
• 2025-09-15 Price Changed $184,900 TBOR
• 2025-07-30 Listed $199,900 LAAR
• 2025-07-30 Listed $199,900 TBOR
• 2025-07-29 Listed $199,900 CARMLS
• 2023-01-20 Sold (Public Records) — Public Records
• 2021-07-19 Sold (Public Records) — Public Records
• 2005-12-12 Sold (Public Records) — Public Records
• 1999-06-03 Sold (Public Records) — Public Records

Property tax history

+0.2%/yr

Latest (2025): $2,711 · +7.3% YoY. Source: county tax records.