806 Sylvan Ave · Palestine, TX 75801

$153,000

3 bd · 1.0 ba · 1,589 sqft · SingleFamily public records · 154 Days on market

Built 1914 8,603 sqft lot $96/sqft · at area comps Est $161k · at est. ↓ 6% 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 +20.9/30.0
• ARV discount +9.7/15.0
• DSCR +6.6/10.0
• 1% rule +5.7/10.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 1915 Craftsman home has timeless character and is located in a beautiful tree lined neighborhood. The welcoming front porch offers fabulous curb appeal. Homes built in this era reflect solid construction and simple handcrafted details. This beautiful home has original hardwood floors with the kitchen and bathroom making the exception. The back yard has a detached one car garage with storage and a beautiful, fenced back yard with a nice deck & patio. As you enter the home you'll find a welcoming living room centered by a brick fireplace. The formal dining area is very large and has a quaint window box for storage or seating. The eat in kitchen has beautiful wood ceilings and built ins. All 3 bedrooms are nicely sized. The third bedroom also serves as the laundry room. This could be a wonderful office or nursery. The bathroom centers the home and is also really large. You can make this beauty your home or investment property today.

Key facts

• Fenced back yard
• Craftsman home
• 8,603 sq ft lot

Tags

• CRAFTSMAN HOME
• TREE LINED NEIGHBORHOOD
• WELCOMING FRONT PORCH
• ORIGINAL HARDWOOD FLOORS
• DETACHED ONE CAR GARAGE
• FENCED BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $153k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $153k).
• Recommended offer: $135k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.9% in Palestine — 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 66/100 on livability (#657 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools D, employment D.
• Palestine ISD (town): math 36% / reading 37% proficiency, ranked #509 of 826 in TX (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 196 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 29 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Anderson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($135k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $134,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 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 1914 — 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 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. Crime grade is D 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: 1.07% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.95%
• DSCR: 1.26
• GRM: 7.8

CMA / ARV

• ARV (median comp): $160,953
• List price: $153,000
• Delta: -4.94%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 E Neches	0.30mi	4/2.0 (+1)	1,680 (+6%)	2mo	$249,000	$148	66
607 E Park Ave	0.33mi	3/1.0	1,446 (-9%)	15mo	$199,000	$138	57
1010 E Brazos St	0.49mi	4/1.5 (+1)	1,552 (-2%)	21mo	$129,900	$84	48
308 W Reagan St	0.61mi	2/1.0 (-1)	1,767 (+11%)	12mo	$55,000	$31	38

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

Projected returns pro-forma

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

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-11,226
• Equity at exit: $22,813

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $7,813
• Equity at exit: $13,229

Cash invested: $42,840 (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 75801

• Home prices YoY: -35.0%
• Active inventory: 196
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,644 medium
• Mortgage (P&I): −$802
• Tax from tax record: −$220 /mo · $2,646/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $212

Break-even live

Break-even rent $1,375

Max offer price $153,000

Occupancy floor 82%

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: $38,250
• Closing costs: $4,590
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Damon Allen Way Palestine, TX	1.0–3.0	1.0–2.0	926	$1,972	$2.13	43d	14	1.43mi

Listing history 18 events

1. 2026-06-19
   days on market $153,000 Active 154 DOM
2. 2026-06-18
   days on market $153,000 Active 153 DOM
3. 2026-06-17
   days on market $153,000 Active 152 DOM
4. 2026-06-16
   days on market $153,000 Active 151 DOM
5. 2026-06-15
   days on market $153,000 Active 150 DOM
6. 2026-06-14
   days on market $153,000 Active 148 DOM
7. 2026-06-12
   days on market $153,000 Active 147 DOM
8. 2026-06-09
   days on market $153,000 Active 144 DOM
9. 2026-06-08
   days on market $153,000 Active 143 DOM
10. 2026-06-07
    days on market $153,000 Active 142 DOM
11. 2026-06-04
    days on market $153,000 Active 138 DOM
12. 2026-06-02
    days on market $153,000 Active 137 DOM
13. 2026-06-01
    days on market $153,000 Active 136 DOM
14. 2026-05-31
    days on market $153,000 Active 135 DOM
15. 2026-05-31
    days on market $153,000 Active 134 DOM
16. 2026-04-27
    price $153,000 963-char remark

    Show marketing remark (963 chars)

    This charming 1915 Craftsman home has timeless character and is located in a beautiful tree lined neighborhood. The welcoming front porch offers fabulous curb appeal. Homes built in this era reflect solid construction and simple handcrafted details. This beautiful home has original hardwood floors with the kitchen and bathroom making the exception. The back yard has a detached one car garage with storage and a beautiful, fenced back yard with a nice deck & patio. As you enter the home you'll find a welcoming living room centered by a brick fireplace. The formal dining area is very large and has a quaint window box for storage or seating. The eat in kitchen has beautiful wood ceilings and built ins. All 3 bedrooms are nicely sized. The third bedroom also serves as the laundry room. This could be a wonderful office or nursery. The bathroom centers the home and is also really large. You can make this beauty your home or investment property today.

17. 2026-01-16
    listed $163,000 Active 963-char remark

    Show marketing remark (963 chars)

    This charming 1915 Craftsman home has timeless character and is located in a beautiful tree lined neighborhood. The welcoming front porch offers fabulous curb appeal. Homes built in this era reflect solid construction and simple handcrafted details. This beautiful home has original hardwood floors with the kitchen and bathroom making the exception. The back yard has a detached one car garage with storage and a beautiful, fenced back yard with a nice deck & patio. As you enter the home you'll find a welcoming living room centered by a brick fireplace. The formal dining area is very large and has a quaint window box for storage or seating. The eat in kitchen has beautiful wood ceilings and built ins. All 3 bedrooms are nicely sized. The third bedroom also serves as the laundry room. This could be a wonderful office or nursery. The bathroom centers the home and is also really large. You can make this beauty your home or investment property today.

18. 2005-09-28
    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: $2,646 · $220/mo
• Projected year-2 tax: $2,800 · $233/mo
• Expected delta: +$154/yr (+$13/mo · 5.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $19,731
• − Mortgage interest: −$8,570
• − Property taxes: −$2,646
• − Insurance: −$765
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − Depreciation: −$4,451
• Taxable income: $141
• Est. tax owed @ 24.0%: −$34
• After-tax cash flow: $2,514/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: Palestine ISD
• NCES district ID: 4834050
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $36,881
• Composite: 30.34/100
• National rank: #6267
• State rank: #509 of 826 in TX

Livability — Palestine

• Score: 66/100
• State rank: #657
• US rank: #12357

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palestine, TX
• County: Anderson County · 17,531 people
• City population: 17,531
• Metro: Palestine, TX
• Population (ZIP): 17,531
• Household income: $56,787
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 609.0

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 56,663 people
• By 2030: 57,373 · +1.3%
• By 2040: 58,960 · +4.1%
• By 2050: 59,073 · +4.3%
• By 2075: 53,737 · -5.2%
• By 2100: 42,516 · -25.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 48% Black 27% Hispanic / Latino 17% Two or more races 15% Native American 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 85% English-only · Spanish 12%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+61.8) · D 18.8% · R 80.6%
• 2008→2024 swing: -18.3pp toward R · 2008: -43.5pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+58.0 2016: R+58.1 2012: R+52.2 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.17%
• Current HPI: 154.6138
• Rent YoY: —
• Metro: Palestine, 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

-6.1% since first listed

3 events — show timeline

• 2026-04-27 Price Changed $153,000 PAOR
• 2026-01-16 Listed $163,000 PAOR
• 2005-09-28 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,646 · -0.2% YoY. Source: county tax records.