1101 Hickory St · Palestine, TX 75801

$77,000

3 bd · 2.0 ba · 1,048 sqft · SingleFamily public records · 339 Days on market

Built 1999 Fair condition 6,242 sqft lot $73/sqft · 40% below area Est $128k · 40% under ↓ 11% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• 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

Welcome to this cozy 3-bedroom, 2-bath residence offering 1,048 sq. ft. of living space on a manageable . 1433-acre lot. Perfect for first-time buyers, downsizers, or investors, this home combines character and potential in a convenient location. Step onto the welcoming front porch, ideal for relaxing with your morning coffee or visiting with neighbors. Inside, you'll find a functional floor plan offering comfortable living for families or guests. The yard provides plenty of space for outdoor enjoyment while being low maintenance. Versatile detached metal carport, ideal for parking, workshop space, or even a shaded outdoor entertainment area. With a touch of care and creativity, this home can easily be transformed into a true gem that reflects your personal style. Located close to local schools, shopping, and everyday amenities.

Key facts

• Front porch
• Convenient location
• 6,242 sq ft lot

Tags

• FRONT PORCH
• DETACHED METAL CARPORT
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $77k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $77k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 3.8% 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+, employment D, amenities F.
• 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.
• Zoned schools: Northside Pri (465 students, 80% FRL); Story Int (math 32% / reading 31%, grade F, #997 of 1,662 statewide, top 61%, 673 students, 80% FRL); Palestine H S (math 44% / reading 41%, grade F, #721 of 1,632 statewide, top 45%, 998 students, 77% FRL).
• Market conditions: 222 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 33% 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 $532 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 339 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $18k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 339 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. 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: 2.03% ✓
• Cap rate: 16.41%
• Cash-on-cash: 36.13%
• DSCR: 2.61
• GRM: 4.1

CMA / ARV

• ARV (median comp): $127,895
• List price: $77,000
• Delta: -39.79%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1007 S Jackson St	0.27mi	3/2.0	1,092 (+4%)	26mo	$174,900	$160	60
914 S Micheaux St	0.47mi	2/1.5 (-1)	1,156 (+10%)	0mo	$120,000	$104	54
814 Moody St	1.47mi	2/1.0 (-1)	1,064 (+2%)	10mo	$29,000	$27	45
207 5th St	1.43mi	2/1.0 (-1)	1,019 (-3%)	10mo	$125,000	$123	43
108 Romallen Dr	1.09mi	3/1.0	1,087 (+4%)	14mo	$149,000	$137	43
306 2nd St	1.29mi	2/1.0 (-1)	968 (-8%)	9mo	$100,000	$103	36
319 Lowe St	1.01mi	4/1.0 (+1)	1,081 (+3%)	23mo	$74,500	$69	32
903 Conway	1.21mi	2/1.0 (-1)	806 (-23%)	4mo	$115,000	$143	27
223 E Colorado St	0.44mi	2/1.0 (-1)	1,252 (+20%)	23mo	$158,999	$127	26
1105 N Sycamore St	1.35mi	2/1.0 (-1)	1,251 (+19%)	10mo	$174,500	$139	23
1310 E Lamar St	1.26mi	3/2.0	1,245 (+19%)	25mo	$149,900	$120	20
501 Variah St	1.12mi	2/1.0 (-1)	868 (-17%)	27mo	$75,000	$86	11

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: 31.9%
• Equity multiple: 2.34×
• Total profit: $28,920
• Equity at exit: $11,481

10-year hold

• IRR: 39.0%
• Equity multiple: 4.65×
• Total profit: $78,639
• Equity at exit: $6,658

Cash invested: $21,560 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 2 under contract
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $67,200 ($71/sqft)
• Median days on market: 33 d
• This list price: 75% of active listings are priced below it
• ARV vs active asking: +72.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75801

• Home prices YoY: -35.0%
• Active inventory: 222
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,559 medium
• Mortgage (P&I): −$404
• Tax from tax record: −$147 /mo · $1,763/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $649

Break-even live

Break-even rent $738

Max offer price $77,000

Occupancy floor 53%

Sensitivity live

Price	-10% $693	-5% $671	+0% $649	+5% $627	+10% $606
Rent	-10% $526	-5% $588	+0% $649	+5% $711	+10% $772
Rate	-1.0pp $688	-0.5pp $669	base $649	+0.5pp $629	+1.0pp $609

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: $19,250
• Closing costs: $2,310
• Club membership (one-time): —
• 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	93d	14	1.05mi

Listing history 50 events

1. 2026-08-08
   days on market $77,000 Active 339 DOM
2. 2026-08-07
   days on market $77,000 Active 338 DOM
3. 2026-08-06
   days on market $77,000 Active 337 DOM
4. 2026-08-05
   days on market $77,000 Active 336 DOM
5. 2026-08-04
   days on market $77,000 Active 335 DOM
6. 2026-08-03
   days on market $77,000 Active 334 DOM
7. 2026-07-31
   days on market $77,000 Active 331 DOM
8. 2026-07-29
   days on market $77,000 Active 329 DOM
9. 2026-07-27
   days on market $77,000 Active 327 DOM
10. 2026-07-25
    days on market $77,000 Active 325 DOM
11. 2026-07-24
    days on market $77,000 Active 324 DOM
12. 2026-07-23
    days on market $77,000 Active 323 DOM
13. 2026-07-22
    days on market $77,000 Active 322 DOM
14. 2026-07-21
    days on market $77,000 Active 321 DOM
15. 2026-07-18
    days on market $77,000 Active 318 DOM
16. 2026-07-16
    days on market $77,000 Active 316 DOM
17. 2026-07-15
    days on market $77,000 Active 315 DOM
18. 2026-07-14
    days on market $77,000 Active 314 DOM
19. 2026-07-13
    days on market $77,000 Active 313 DOM
20. 2026-07-12
    days on market $77,000 Active 312 DOM
21. 2026-07-12
    days on market $77,000 Active 311 DOM
22. 2026-07-11
    days on market $77,000 Active 310 DOM
23. 2026-07-09
    days on market $77,000 Active 309 DOM
24. 2026-07-09
    days on market $77,000 Active 308 DOM
25. 2026-07-07
    days on market $77,000 Active 307 DOM
26. 2026-07-06
    days on market $77,000 Active 306 DOM
27. 2026-07-05
    days on market $77,000 Active 305 DOM
28. 2026-07-04
    days on market $77,000 Active 304 DOM
29. 2026-07-03
    days on market $77,000 Active 303 DOM
30. 2026-07-02
    days on market $77,000 Active 302 DOM
31. 2026-07-01
    days on market $77,000 Active 301 DOM
32. 2026-06-30
    days on market $77,000 Active 300 DOM
33. 2026-06-29
    days on market $77,000 Active 299 DOM
34. 2026-06-28
    days on market $77,000 Active 298 DOM
35. 2026-06-27
    days on market $77,000 Active 297 DOM
36. 2026-06-26
    days on market $77,000 Active 295 DOM
37. 2026-06-22
    days on market $77,000 Active 292 DOM
38. 2026-06-21
    days on market $77,000 Active 291 DOM
39. 2026-06-19
    days on market $77,000 Active 289 DOM
40. 2026-06-18
    days on market $77,000 Active 288 DOM
41. 2026-06-17
    days on market $77,000 Active 287 DOM
42. 2026-06-16
    days on market $77,000 Active 286 DOM
43. 2026-06-15
    days on market $77,000 Active 285 DOM
44. 2026-06-14
    days on market $77,000 Active 283 DOM
45. 2026-06-12
    days on market $77,000 Active 282 DOM
46. 2026-06-09
    days on market $77,000 Active 279 DOM
47. 2026-06-08
    days on market $77,000 Active 278 DOM
48. 2026-06-07
    days on market $77,000 Active 277 DOM
49. 2026-06-04
    pricedays on market $77,000 Active 273 DOM
50. 2026-06-02
    days on market $85,000 Active 272 DOM

ⓘ 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: $1,763 · $147/mo
• Projected year-2 tax: $1,763 · $147/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 4/10 Moderate
• 🌡 Heat 6/10 Major 6 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $18,712
• − Mortgage interest: −$4,313
• − Property taxes: −$1,763
• − Insurance: −$385
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$2,240
• Taxable income: $7,017
• Est. tax owed @ 24.0%: −$1,684
• After-tax cash flow: $6,105/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $26,200–$47,160 screening

This 3-bedroom, 2-bath home requires moderate repairs and maintenance to improve its condition and value. Upgrading the exterior, interior, and kitchen would significantly enhance its appeal and worth.

Components & finishes AI

Roof asphalt shingle · good Flooring tile Appliances white

Deferred maintenance Est. $3,000–$12,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.
• Minor Other — No visible signs of damage or wear on other components.

Repairs flagged

• Minor exterior siding — Some discoloration
• Minor living room carpet — Worn
• Minor kitchen flooring — Worn

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet — Improves comfort and value ↑
• Both Upgrade kitchen flooring — Enhances functionality and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Northside Pri Middle Palestine J H D- TX #553/1,662 Nat'l #5,285/14,009 High Palestine H S F TX #721/1,632 Nat'l #7,501/17,239

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

C Composite livability gradescore 66/100

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 · 56,663 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: 12% of renters

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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%

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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%

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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

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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

-10.5% since first listed

7 events — show timeline

• 2026-04-06 Relisted — PAOR
• 2026-03-06 Contingent — PAOR
• 2026-02-17 Relisted — PAOR
• 2026-02-06 Contingent — PAOR
• 2025-10-05 Price Changed $85,000 PAOR
• 2025-09-03 Listed $95,000 PAOR
• 1989-02-27 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,763 · +9.7% YoY. Source: county tax records.