10339 E Us Highway 84 · Palestine, TX 75801

$169,000

3 bd · 1.0 ba · 1,274 sqft · SingleFamily · 308 Days on market

Built 1900 Fair condition 10 ac lot ↓ 20% 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 +13.8/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

"I Just Wanna Be Loved"! This little farmhouse on 10 acres is ready for your creativity and attention. Home offers 3 generous sized bedrooms and 1 large bathroom and the perfect farmhouse kitchen. Outside you'll find a workshop and greenhouse. The yard is partially fenced but won't take much to complete the job. With a little work, the 10 acres would be perfect for your animals and future projects. Gas lines were replaced 10 years ago. Kitchen has a gas hookup for a range. Come see all the potential this place has to offer.

Key facts

• Farmhouse kitchen
• 10 acres
• Workshop

Tags

• FARMHOUSE KITCHEN
• WORKSHOP
• GREENHOUSE
• PARTIALLY FENCED YARD
• 10 ACRES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $17 ($203/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (11.3% below list).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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.
• Slocum ISD (rural): math 46% / reading 58% proficiency, ranked #332 of 1,141 in TX (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 196 active listings in the ZIP; 29 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 308 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $41k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 308 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.89% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 9.4

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: -15.6%
• Equity multiple: 0.44×
• Total profit: $-26,286
• Equity at exit: $25,198

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-21,411
• Equity at exit: $14,612

Cash invested: $47,320 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $17

Break-even live

Break-even rent $1,478

Max offer price $169,000

Occupancy floor 94%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $169,000 Active 308 DOM
2. 2026-06-18
   days on market $169,000 Active 307 DOM
3. 2026-06-17
   days on market $169,000 Active 306 DOM
4. 2026-06-16
   days on market $169,000 Active 305 DOM
5. 2026-06-15
   days on market $169,000 Active 304 DOM
6. 2026-06-14
   days on market $169,000 Active 302 DOM
7. 2026-06-12
   days on market $169,000 Active 301 DOM
8. 2026-06-09
   days on market $169,000 Active 298 DOM
9. 2026-06-08
   days on market $169,000 Active 297 DOM
10. 2026-06-07
    days on market $169,000 Active 296 DOM
11. 2026-06-04
    days on market $169,000 Active 292 DOM
12. 2026-06-02
    days on market $169,000 Active 291 DOM
13. 2026-06-01
    days on market $169,000 Active 290 DOM
14. 2026-05-31
    days on market $169,000 Active 289 DOM
15. 2026-05-31
    days on market $169,000 Active 288 DOM
16. 2026-03-08
    price $169,000 540-char remark

    Show marketing remark (540 chars)

    "I Just Wanna Be Loved"! This little farmhouse on 10 acres is ready for your creativity and attention. Home offers 3 generous sized bedrooms and 1 large bathroom and the perfect farmhouse kitchen. Outside you'll find a workshop and greenhouse. The yard is partially fenced but won't take much to complete the job. With a little work, the 10 acres would be perfect for your animals and future projects. Gas lines were replaced 10 years ago. Kitchen has a gas hookup for a range. Come see all the potential this place has to offer.

17. 2026-02-16
    status Active 540-char remark

    Show marketing remark (540 chars)

    "I Just Wanna Be Loved"! This little farmhouse on 10 acres is ready for your creativity and attention. Home offers 3 generous sized bedrooms and 1 large bathroom and the perfect farmhouse kitchen. Outside you'll find a workshop and greenhouse. The yard is partially fenced but won't take much to complete the job. With a little work, the 10 acres would be perfect for your animals and future projects. Gas lines were replaced 10 years ago. Kitchen has a gas hookup for a range. Come see all the potential this place has to offer.

18. 2025-11-18
    price $175,000 540-char remark

    Show marketing remark (540 chars)

    "I Just Wanna Be Loved"! This little farmhouse on 10 acres is ready for your creativity and attention. Home offers 3 generous sized bedrooms and 1 large bathroom and the perfect farmhouse kitchen. Outside you'll find a workshop and greenhouse. The yard is partially fenced but won't take much to complete the job. With a little work, the 10 acres would be perfect for your animals and future projects. Gas lines were replaced 10 years ago. Kitchen has a gas hookup for a range. Come see all the potential this place has to offer.

19. 2025-09-02
    price $199,500 540-char remark

    Show marketing remark (540 chars)

    "I Just Wanna Be Loved"! This little farmhouse on 10 acres is ready for your creativity and attention. Home offers 3 generous sized bedrooms and 1 large bathroom and the perfect farmhouse kitchen. Outside you'll find a workshop and greenhouse. The yard is partially fenced but won't take much to complete the job. With a little work, the 10 acres would be perfect for your animals and future projects. Gas lines were replaced 10 years ago. Kitchen has a gas hookup for a range. Come see all the potential this place has to offer.

20. 2025-07-25
    listed $210,000 Active 540-char remark

    Show marketing remark (540 chars)

    "I Just Wanna Be Loved"! This little farmhouse on 10 acres is ready for your creativity and attention. Home offers 3 generous sized bedrooms and 1 large bathroom and the perfect farmhouse kitchen. Outside you'll find a workshop and greenhouse. The yard is partially fenced but won't take much to complete the job. With a little work, the 10 acres would be perfect for your animals and future projects. Gas lines were replaced 10 years ago. Kitchen has a gas hookup for a range. Come see all the potential this place has to offer.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $17,997
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,916
• Taxable loss: −$2,645
• Est. tax savings @ 24.0%: +$635
• After-tax cash flow: $838/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations, including painting, landscaping, and roof inspection, to improve its resale and rental value.

Repairs flagged

• Major siding — Weathered and peeling
• Major landscaping — Overgrown vegetation
• Major paint — Painted walls need touch-up

Value-add opportunities

• Both painting and touch-up — Enhances curb appeal and interior aesthetics
• Both landscaping — Improves curb appeal and property value
• Resale roof inspection — Ensures structural integrity

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Weathered and peeling	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
paint · Painted walls need touch-up	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both painting and touch-up — Enhances curb appeal and interior aesthetics ↑
• Both landscaping — Improves curb appeal and property value ↑
• Resale roof inspection — Ensures structural integrity ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Slocum ISD
• NCES district ID: 4840500
• Math proficiency: 46% ▲ 7.00%
• Reading proficiency: 58% ▲ 5.00%
• Median HH income: $38,241
• Composite: 45.23/100
• National rank: #5767
• State rank: #332 of 1141 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

• 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

-19.5% since first listed

5 events — show timeline

• 2026-03-08 Price Changed $169,000 PAOR
• 2026-02-16 Relisted — PAOR
• 2025-11-18 Price Changed $175,000 PAOR
• 2025-09-02 Price Changed $199,500 PAOR
• 2025-07-25 Listed $210,000 PAOR