334 Cook Rd · Jacksboro, TX 76458

$229,900

2 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 18 Days on market

Built 1950 8.22 ac lot

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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 +11.5/30.0
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• Schools +3.6/10.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks

Priced to sell. 8.2 acres with a 1,560 square foot residence in west Jack County. The residence has two bedrooms and one bath with attached carport. Open living room, dining room and kitchen. The property has a water well. Ag exempt. Working pens and storage shed. The residence is older and needs some work which is reflected in the asking price. Asking $227,000.

Key facts

• 8.22 acre lot
• 2 parking spots
• Built 1950

Property features AI

Finance

• Other: Multi-parcel property (contains multiple parcel numbers)
• Financial info: Listing terms: Cash or Conventional; Second mortgage: No; Loan type: Treat As Clear
• HOA & community: No association

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: Electricity connected; Overhead utilities; Phone available; Well water; Septic
• Home design: Single-family residence; One-story; Residential property
• Construction: Brick construction; Built in 1950; Preowned
• Exterior features: Circular driveway; Gravel/rock driveway or surfaces; Property located outside city limits; Will not subdivide (seller indicates no)

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating or cooling details listed
• Interior features: Eat-in kitchen; One living area; One dining area; Total of 4 rooms
• Laundry & utility: No dedicated laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-75 ($-901/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (28.1% below list).
• Recommended offer: $165k (28.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.0% in Jacksboro — 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 64/100 on livability (#753 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Bryson ISD (rural): math 40% / reading 40% proficiency, ranked #747 of 1,141 in TX (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 125 active listings in the ZIP; 10 units permitted in Jack County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $165,251 (28.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.72% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.40%
• DSCR: 0.94
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.60×
• Total profit: $-25,546
• Equity at exit: $51,930

10-year hold

• IRR: -2.4%
• Equity multiple: 0.79×
• Total profit: $-13,499
• Equity at exit: $51,548

Cash invested: $64,372 (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 76458

• Home prices YoY: -0.7%
• Active inventory: 125
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,653 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$79 /mo · $950/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-75

Break-even live

Break-even rent $1,748

Max offer price $216,638

Occupancy floor 100%

Sensitivity live

Price	-10% $55	-5% $-10	+0% $-75	+5% $-140	+10% $-205
Rent	-10% $-206	-5% $-140	+0% $-75	+5% $-10	+10% $55
Rate	-1.0pp $41	-0.5pp $-17	base $-75	+0.5pp $-135	+1.0pp $-195

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $229,900 Active 18 DOM
2. 2026-06-18
   days on market $229,900 Active 16 DOM
3. 2026-06-17
   days on market $229,900 Active 15 DOM
4. 2026-06-16
   days on market $229,900 Active 14 DOM
5. 2026-06-15
   days on market $229,900 Active 13 DOM
6. 2026-06-13
   days on market $229,900 Active 11 DOM
7. 2026-06-12
   days on market $229,900 Active 10 DOM
8. 2026-06-09
   days on market $229,900 Active 7 DOM
9. 2026-06-08
   days on market $229,900 Active 6 DOM
10. 2026-06-08
    days on market $229,900 Active 5 DOM
11. 2026-06-05
    days on market $229,900 Active 3 DOM
12. 2026-06-03
    pricestatusdays on marketlisting id $229,900 Active 1 DOM
13. 2026-05-05
    historical
14. 2025-11-14
    listed $227,000 Active
15. 1989-10-25
    soldstatus
16. 1988-10-25
    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: $950 · $79/mo
• Projected year-2 tax: $4,207 · $351/mo
• Expected delta: +$3,257/yr (+$271/mo · 343.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $19,830
• − Mortgage interest: −$12,878
• − Property taxes: −$950
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − Depreciation: −$6,688
• Taxable loss: −$5,008
• Est. tax savings @ 24.0%: +$1,202
• After-tax cash flow: $301/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: Bryson ISD
• NCES district ID: 4811820
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 40% ▲ 5.00%
• Median HH income: $39,859
• Composite: 35.95/100
• National rank: #9556
• State rank: #747 of 1141 in TX

Livability — Jacksboro

• Score: 64/100
• State rank: #753
• US rank: #13881

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,103

Population outlook (Jack County) Hauer SSP2

• Today (2025): 8,560 people
• By 2030: 8,423 · -1.6%
• By 2040: 8,433 · -1.5%
• By 2050: 8,605 · +0.5%
• By 2075: 9,047 · +5.7%
• By 2100: 8,844 · +3.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 23% Two or more races 7% Black 5%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 83% English-only · Spanish 16%

Political lean MEDSL · Jack

• 2024 margin: Solid R (+82.3) · D 8.6% · R 90.9%
• 2008→2024 swing: -14.2pp toward R · 2008: -68.1pp · 2024: -82.3pp
• All cycles: 2024: R+82.3 2020: R+81.6 2016: R+79.6 2012: R+78.3 2008: R+68.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.32%
• Current HPI: 202.1533
• 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

+1.3% since first listed

5 events — show timeline

• 2026-06-01 Listed $229,900 NTREIS
• 2026-05-05 Listing Removed — NTREIS
• 2025-11-14 Listed $227,000 NTREIS
• 1989-10-25 Sold (Public Records) — Public Records
• 1988-10-25 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $950 · +2.7% YoY. Source: county tax records.