1111 Austin St · Jacksonville, TX 75766

$68,999

3 bd · 3.0 ba · 1,081 sqft · SingleFamily public records · 408 Days on market

Built 1960 9,496 sqft lot $64/sqft · 62% below area ↓ 5% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT LOCATION! Welcome to 1111 Austin St, a promising opportunity for those with a vision! This home features three bedrooms, one bathroom, and 1,081 square feet of potential waiting to be realized. With charming wood flooring, abundant windows inviting natural light, and a spacious family room, the layout offers a solid foundation for renovation. Situated on a sizable 9,500 square foot lot, there's ample yard space for outdoor activities or whatever you desire. While in need of work, this property presents an ideal canvas for homeowners to create their dream space in a well-appointed location in the Jacksonville area. It is being sold AS IS but will have a new roof. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home. Call Us Now Request Information

Key facts

• Wood flooring
• Abundant windows
• Sizable lot

Tags

• WOOD FLOORING
• ABUNDANT WINDOWS
• SPACIOUS FAMILY ROOM
• SIZABLE LOT
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 2.0% in Jacksonville — 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 68/100 on livability (#452 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime D+, schools F, amenities F.
• Jacksonville ISD (town): math 31% / reading 39% proficiency, ranked #534 of 826 in TX (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 282 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 39 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 408 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,719 (12.0% below list)

Questions for the listing agent

1. It's been on market 408 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 1960 — 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 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?
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: 1.56% ✓
• Cap rate: 12.58%
• Cash-on-cash: 22.46%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (median comp): $181,534
• List price: $68,999
• Delta: -61.99%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 Nacogdoches St	0.44mi	2/1.0 (-1)	980 (-9%)	5mo	$123,000	$126	47
121 Alexander St	0.72mi	3/2.0	1,124 (+4%)	14mo	$187,000	$166	44

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: 15.3%
• Equity multiple: 1.61×
• Total profit: $11,872
• Equity at exit: $10,288

10-year hold

• IRR: 24.0%
• Equity multiple: 3.07×
• Total profit: $40,084
• Equity at exit: $5,966

Cash invested: $19,320 (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 75766

• Home prices YoY: -16.5%
• Active inventory: 282
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,073 high
• Mortgage (P&I): −$362
• Tax from tax record: −$96 /mo · $1,148/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $362

Break-even live

Break-even rent $616

Max offer price $68,999

Occupancy floor 61%

Sensitivity live

Price	-10% $401	-5% $381	+0% $362	+5% $342	+10% $323
Rent	-10% $277	-5% $319	+0% $362	+5% $404	+10% $446
Rate	-1.0pp $396	-0.5pp $379	base $362	+0.5pp $344	+1.0pp $326

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
640 Canada St Jacksonville, TX	2.0	2.0	1286	$1,150	$0.89	44d	1	0.16mi
127 Sunnydale St Jacksonville, TX	3.0	1.0	960	$975	$1.02	44d	1	0.74mi
400 Prather St Jacksonville, TX	2.0	2.0	1000	$900	$0.90	44d	1	0.78mi
916 Andrews St Jacksonville, TX	2.0	2.0	1105	$1,050	$0.95	44d	1	0.79mi
1501 S Bolton St Jacksonville, TX	2.0	1.0	850	$785	$0.92	44d	1	0.82mi
110 Woodhaven St Jacksonville, TX	3.0	2.0	1232	$1,400	$1.14	44d	1	0.92mi
421 Talley Nichols Dr Jacksonville, TX	2.0	2.0	964	$939	$0.97	44d	1	1.23mi

Listing history 17 events

1. 2026-06-19
   days on market $68,999 Active 408 DOM
2. 2026-06-18
   days on market $68,999 Active 407 DOM
3. 2026-06-17
   days on market $68,999 Active 406 DOM
4. 2026-06-16
   days on market $68,999 Active 405 DOM
5. 2026-06-15
   days on market $68,999 Active 404 DOM
6. 2026-06-14
   days on market $68,999 Active 402 DOM
7. 2026-06-12
   days on market $68,999 Active 401 DOM
8. 2026-06-09
   days on market $68,999 Active 398 DOM
9. 2026-06-08
   days on market $68,999 Active 397 DOM
10. 2026-06-07
    days on market $68,999 Active 396 DOM
11. 2026-06-04
    days on market $68,999 Active 392 DOM
12. 2026-06-02
    days on market $68,999 Active 391 DOM
13. 2026-06-01
    days on market $68,999 Active 390 DOM
14. 2026-05-31
    days on market $68,999 Active 389 DOM
15. 2026-05-31
    days on market $68,999 Active 388 DOM
16. 2026-02-07
    price $68,999 938-char remark

    Show marketing remark (938 chars)

    GREAT LOCATION! Welcome to 1111 Austin St, a promising opportunity for those with a vision! This home features three bedrooms, one bathroom, and 1,081 square feet of potential waiting to be realized. With charming wood flooring, abundant windows inviting natural light, and a spacious family room, the layout offers a solid foundation for renovation. Situated on a sizable 9,500 square foot lot, there's ample yard space for outdoor activities or whatever you desire. While in need of work, this property presents an ideal canvas for homeowners to create their dream space in a well-appointed location in the Jacksonville area. It is being sold AS IS but will have a new roof. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home. Call Us Now Request Information

17. 2025-05-07
    listed $72,999 Active 938-char remark

    Show marketing remark (938 chars)

    GREAT LOCATION! Welcome to 1111 Austin St, a promising opportunity for those with a vision! This home features three bedrooms, one bathroom, and 1,081 square feet of potential waiting to be realized. With charming wood flooring, abundant windows inviting natural light, and a spacious family room, the layout offers a solid foundation for renovation. Situated on a sizable 9,500 square foot lot, there's ample yard space for outdoor activities or whatever you desire. While in need of work, this property presents an ideal canvas for homeowners to create their dream space in a well-appointed location in the Jacksonville area. It is being sold AS IS but will have a new roof. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home. Call Us Now Request Information

ⓘ 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: $1,148 · $96/mo
• Projected year-2 tax: $1,263 · $105/mo
• Expected delta: +$114/yr (+$10/mo · 10.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $12,879
• − Mortgage interest: −$3,865
• − Property taxes: −$1,148
• − Insurance: −$345
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$2,007
• Taxable income: $3,453
• Est. tax owed @ 24.0%: −$829
• After-tax cash flow: $3,511/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: Jacksonville ISD
• NCES district ID: 4824590
• Math proficiency: 31% ▼ -6.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $37,097
• Composite: 29.09/100
• National rank: #6598
• State rank: #534 of 826 in TX

Livability — Jacksonville

• Score: 68/100
• State rank: #452
• US rank: #9160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksonville, TX
• City population: 25,988
• Population (ZIP): 25,988

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 51,949 people
• By 2030: 51,984 · +0.1%
• By 2040: 51,780 · -0.3%
• By 2050: 51,085 · -1.7%
• By 2075: 47,418 · -8.7%
• By 2100: 39,464 · -24.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 53% Hispanic / Latino 31% Two or more races 16% Black 12% Native American 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 12% · Canada
• Languages at home: 74% English-only · Spanish 26% Tagalog/Filipino 1%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+62.7) · D 18.3% · R 80.9%
• 2008→2024 swing: -19.5pp toward R · 2008: -43.2pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+55.8 2016: R+56.5 2012: R+51.0 2008: R+43.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.95%
• Current HPI: 197.5972
• 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

-5.5% since first listed

2 events — show timeline

• 2026-02-07 Price Changed $68,999 HARMLS
• 2025-05-07 Listed $72,999 HARMLS

Property tax history

+2.9%/yr

Latest (2025): $1,148 · +2.3% YoY. Source: county tax records.