710 Black St · Jasper, TX 75951

$34,900

2 bd · 1.0 ba · 775 sqft · SingleFamily public records · 30 Days on market

Built 1941 0.25 ac lot

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This property presents a prime opportunity for investors, renovators, or buyers looking to add value through improvements. This property offers strong potential with a functional layout and sits on a spacious lot in an established area of Jasper. The home is in need of repairs and updates throughout, making it an ideal fixer-upper project with room to customize and modernize to your vision. Whether you are looking for a rental investment, resale project, or a personal renovation, and upside potential. Conveniently located near local schools, shopping, and major roadways, the property combines small-town living with accessibility. Sold as-is, this is a great opportunity to bring new life to

Key facts

• Major roadways
• Spacious lot
• Local schools

Tags

• SPACIOUS LOT
• FUNCTIONAL LAYOUT
• LOCAL SCHOOLS
• SHOPPING
• MAJOR ROADWAYS

Property features AI

Finance

• Other: Total building area approximately 775
• Financial info: Lease not considered
• HOA & community: No HOA information provided

Exterior

• Parking: Parking details not specified
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1941
• Construction: Wood siding exterior; Block foundation; Metal roof
• Exterior features: Lot approximately 0.25 acre (10,890 sq ft); Other lot features

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Number of bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Window-unit heating; Window-unit cooling
• Interior features: 6 total rooms
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.6% vs local median 4.7% in Jasper — 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 58/100 on livability (#1,225 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime C-, amenities F, commute F.
• Jasper ISD (town): math 22% / reading 26% proficiency, ranked #734 of 826 in TX (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jean C Few Pri (math 8% / reading 17%, grade F, #4,180 of 4,322 statewide, top 97%, 699 students, 91% FRL); Jasper J H (math 27% / reading 24%, grade F, #1,236 of 1,662 statewide, top 76%, 493 students, 83% FRL); Jasper H S (math 24% / reading 40%, grade F, #1,044 of 1,632 statewide, top 66%, 681 students, 76% FRL) — zoned schools average 83% FRL vs 66% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 308 active listings in the ZIP; 45 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $241 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Jasper County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,376 (1.5% below list)

Questions for the listing agent

1. Built in 1941 — 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: 2.97% ✓
• Cap rate: 25.57%
• Cash-on-cash: 68.85%
• DSCR: 4.06
• GRM: 2.8

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: 68.3%
• Equity multiple: 4.08×
• Total profit: $30,080
• Equity at exit: $5,204

10-year hold

• IRR: 72.5%
• Equity multiple: 8.40×
• Total profit: $72,279
• Equity at exit: $3,018

Cash invested: $9,772 (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 75951

• Active inventory: 308
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,036 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $561

Break-even live

Break-even rent $326

Max offer price $34,900

Occupancy floor 41%

Sensitivity live

Price	-10% $580	-5% $571	+0% $561	+5% $551	+10% $541
Rent	-10% $479	-5% $520	+0% $561	+5% $602	+10% $642
Rate	-1.0pp $578	-0.5pp $570	base $561	+0.5pp $552	+1.0pp $542

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $34,900 Active 30 DOM
2. 2026-06-17
   days on market $34,900 Active 29 DOM
3. 2026-06-16
   days on market $34,900 Active 28 DOM
4. 2026-06-15
   days on market $34,900 Active 27 DOM
5. 2026-06-14
   days on market $34,900 Active 25 DOM
6. 2026-06-13
   days on market $34,900 Active 24 DOM
7. 2026-06-10
   days on market $34,900 Active 22 DOM
8. 2026-06-09
   days on market $34,900 Active 21 DOM
9. 2026-06-08
   days on market $34,900 Active 20 DOM
10. 2026-06-07
    days on market $34,900 Active 19 DOM
11. 2026-06-05
    days on market $34,900 Active 16 DOM
12. 2026-06-03
    days on market $34,900 Active 15 DOM
13. 2026-06-02
    days on market $34,900 Active 14 DOM
14. 2026-06-01
    days on market $34,900 Active 13 DOM
15. 2026-05-31
    days on market $34,900 Active 12 DOM
16. 2026-05-31
    days on market $34,900 Active 11 DOM
17. 2026-05-19
    listed $34,900 Active
18. 2025-06-05
    soldstatus
19. 2023-03-31
    soldstatus
20. 2022-03-22
    soldstatus
21. 2021-08-20
    soldstatus
22. 2020-08-21
    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: $720 · $60/mo
• Projected year-2 tax: $720 · $60/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $12,429
• − Mortgage interest: −$1,955
• − Property taxes: −$720
• − Insurance: −$174
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$1,015
• Taxable income: $6,576
• Est. tax owed @ 24.0%: −$1,578
• After-tax cash flow: $5,150/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: Jasper ISD
• NCES district ID: 4824630
• Math proficiency: 22% ▼ -12.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $36,286
• Composite: 19.91/100
• National rank: #8684
• State rank: #734 of 826 in TX

Livability — Jasper

• Score: 58/100
• State rank: #1225
• US rank: #21385

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jasper, TX
• Population (ZIP): 15,267

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 33,986 people
• By 2030: 32,965 · -3.0%
• By 2040: 30,908 · -9.1%
• By 2050: 28,893 · -15.0%
• By 2075: 24,828 · -26.9%
• By 2100: 19,987 · -41.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 28% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5% Tagalog/Filipino 1%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+66.6) · D 16.5% · R 83.1%
• 2008→2024 swing: -24.6pp toward R · 2008: -42.0pp · 2024: -66.6pp
• All cycles: 2024: R+66.6 2020: R+61.4 2016: R+59.9 2012: R+48.4 2008: R+42.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.56%
• Current HPI: 136.7972
• 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

6 events — show timeline

• 2026-05-19 Listed $34,900 HARMLS
• 2025-06-05 Sold (Public Records) — Public Records
• 2023-03-31 Sold (Public Records) — Public Records
• 2022-03-22 Sold (Public Records) — Public Records
• 2021-08-20 Sold (Public Records) — Public Records
• 2020-08-21 Sold (Public Records) — Public Records

Property tax history

+10.6%/yr

Latest (2025): $720 · +5.2% YoY. Source: county tax records.