623 W Mesquite St · Jacksboro, TX 76458

$90,000

3 bd · 1.0 ba · 1,118 sqft · SingleFamily public records · 858 Days on market

Built 1965 7,710 sqft lot $81/sqft · 23% below area Est $117k · 23% under ↓ 50% since listing

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Why this score? — see what drove the A- 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
• Appreciation +4.3/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

INVESTOR SPECIAL - Perfect find for savvy buyers looking for a quick flip or a turnkey rental.

Key facts

• 7,710 sq ft lot
• 3 parking spots
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $882 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.1% 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.
• Jacksboro ISD (town): math 42% / reading 42% proficiency, ranked #337 of 826 in TX (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 124 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $622 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-1.3% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 858 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $90k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 858 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 2.24% ✓
• Cap rate: 18.05%
• Cash-on-cash: 42.00%
• DSCR: 2.87
• GRM: 3.7

CMA / ARV

• ARV (median comp): $117,384
• List price: $90,000
• Delta: -23.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
621 W Pine St	0.11mi	3/1.0	1,218 (+9%)	20mo	$149,900	$123	64
502 W Belknap St	0.31mi	2/1.0 (-1)	984 (-12%)	0mo	$42,000	$43	60
1107 W Archer St	0.51mi	2/1.0 (-1)	1,200 (+7%)	9mo	$79,900	$67	52
314 N 3rd St	0.44mi	2/1.0 (-1)	1,224 (+10%)	18mo	$117,500	$96	44
538 W Pine St	0.17mi	2/1.0 (-1)	952 (-15%)	23mo	$85,000	$89	43
416 N Knox St	0.71mi	3/1.0	1,236 (+11%)	16mo	$140,000	$113	36
410 N Knox St	0.71mi	3/2.0	1,253 (+12%)	20mo	$215,000	$172	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 41.2%
• Equity multiple: 2.91×
• Total profit: $48,169
• Equity at exit: $20,329

10-year hold

• IRR: 45.7%
• Equity multiple: 5.79×
• Total profit: $120,624
• Equity at exit: $20,180

Cash invested: $25,200 (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: 124
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,019 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$204 /mo · $2,442/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $882

Break-even live

Break-even rent $903

Max offer price $90,000

Occupancy floor 51%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 W College St Jacksboro, TX	2.0	1.0	782	$2,300	$2.94	44d	1	0.36mi
320 N 2nd St Jacksboro, TX	3.0	2.0	1356	$1,700	$1.25	44d	1	0.48mi

Listing history 43 events

1. 2026-06-18
   days on market $90,000 Active 858 DOM
2. 2026-06-17
   days on market $90,000 Active 857 DOM
3. 2026-06-16
   days on market $90,000 Active 856 DOM
4. 2026-06-15
   days on market $90,000 Active 855 DOM
5. 2026-06-13
   days on market $90,000 Active 853 DOM
6. 2026-06-13
   days on market $90,000 Active 852 DOM
7. 2026-06-09
   days on market $90,000 Active 849 DOM
8. 2026-06-08
   days on market $90,000 Active 848 DOM
9. 2026-06-07
   days on market $90,000 Active 847 DOM
10. 2026-06-04
    days on market $90,000 Active 844 DOM
11. 2026-06-03
    days on market $90,000 Active 843 DOM
12. 2026-06-02
    days on market $90,000 Active 842 DOM
13. 2026-06-01
    days on market $90,000 Active 841 DOM
14. 2026-05-31
    days on market $90,000 Active 840 DOM
15. 2026-03-09
    price $90,000 94-char remark

    Show marketing remark (94 chars)

    INVESTOR SPECIAL - Perfect find for savvy buyers looking for a quick flip or a turnkey rental.

16. 2026-03-09
    status Active 94-char remark

    Show marketing remark (94 chars)

    INVESTOR SPECIAL - Perfect find for savvy buyers looking for a quick flip or a turnkey rental.

17. 2026-02-28
    historical 94-char remark

    Show marketing remark (94 chars)

    INVESTOR SPECIAL - Perfect find for savvy buyers looking for a quick flip or a turnkey rental.

18. 2026-01-23
    price $95,000 94-char remark

    Show marketing remark (94 chars)

    INVESTOR SPECIAL - Perfect find for savvy buyers looking for a quick flip or a turnkey rental.

19. 2025-10-21
    price $100,000 94-char remark

    Show marketing remark (94 chars)

    INVESTOR SPECIAL - Perfect find for savvy buyers looking for a quick flip or a turnkey rental.

20. 2025-07-02
    status Active 94-char remark

    Show marketing remark (94 chars)

    INVESTOR SPECIAL - Perfect find for savvy buyers looking for a quick flip or a turnkey rental.

21. 2025-07-01
    status Active 94-char remark

    Show marketing remark (94 chars)

    INVESTOR SPECIAL - Perfect find for savvy buyers looking for a quick flip or a turnkey rental.

22. 2025-06-30
    historical 94-char remark

    Show marketing remark (94 chars)

    INVESTOR SPECIAL - Perfect find for savvy buyers looking for a quick flip or a turnkey rental.

23. 2025-06-30
    historical 94-char remark

    Show marketing remark (94 chars)

    INVESTOR SPECIAL - Perfect find for savvy buyers looking for a quick flip or a turnkey rental.

24. 2025-06-27
    price $110,000 94-char remark

    Show marketing remark (94 chars)

    INVESTOR SPECIAL - Perfect find for savvy buyers looking for a quick flip or a turnkey rental.

25. 2025-04-22
    price $115,000 94-char remark

    Show marketing remark (94 chars)

    INVESTOR SPECIAL - Perfect find for savvy buyers looking for a quick flip or a turnkey rental.

26. 2025-03-18
    price $120,000 94-char remark

    Show marketing remark (94 chars)

    INVESTOR SPECIAL - Perfect find for savvy buyers looking for a quick flip or a turnkey rental.

27. 2025-01-11
    price $125,000 94-char remark

    Show marketing remark (94 chars)

    INVESTOR SPECIAL - Perfect find for savvy buyers looking for a quick flip or a turnkey rental.

28. 2024-12-03
    price $135,000 94-char remark

    Show marketing remark (94 chars)

    INVESTOR SPECIAL - Perfect find for savvy buyers looking for a quick flip or a turnkey rental.

29. 2024-10-21
    price $138,000 94-char remark

    Show marketing remark (94 chars)

    INVESTOR SPECIAL - Perfect find for savvy buyers looking for a quick flip or a turnkey rental.

30. 2024-09-11
    price $143,000 94-char remark

    Show marketing remark (94 chars)

    INVESTOR SPECIAL - Perfect find for savvy buyers looking for a quick flip or a turnkey rental.

31. 2024-09-01
    status Active 94-char remark

    Show marketing remark (94 chars)

    INVESTOR SPECIAL - Perfect find for savvy buyers looking for a quick flip or a turnkey rental.

32. 2024-08-31
    historical 94-char remark

    Show marketing remark (94 chars)

    INVESTOR SPECIAL - Perfect find for savvy buyers looking for a quick flip or a turnkey rental.

33. 2024-06-25
    price $148,000 94-char remark

    Show marketing remark (94 chars)

    INVESTOR SPECIAL - Perfect find for savvy buyers looking for a quick flip or a turnkey rental.

34. 2024-06-03
    price $154,888 94-char remark

    Show marketing remark (94 chars)

    INVESTOR SPECIAL - Perfect find for savvy buyers looking for a quick flip or a turnkey rental.

35. 2024-05-23
    price $159,999 94-char remark

    Show marketing remark (94 chars)

    INVESTOR SPECIAL - Perfect find for savvy buyers looking for a quick flip or a turnkey rental.

36. 2024-04-06
    price $169,999 94-char remark

    Show marketing remark (94 chars)

    INVESTOR SPECIAL - Perfect find for savvy buyers looking for a quick flip or a turnkey rental.

37. 2024-02-23
    price $174,999 94-char remark

    Show marketing remark (94 chars)

    INVESTOR SPECIAL - Perfect find for savvy buyers looking for a quick flip or a turnkey rental.

38. 2024-01-31
    listed $180,000 Active 94-char remark

    Show marketing remark (94 chars)

    INVESTOR SPECIAL - Perfect find for savvy buyers looking for a quick flip or a turnkey rental.

39. 2022-07-13
    soldstatus
40. 2006-12-08
    soldstatus
41. 2000-10-19
    soldstatus
42. 1989-10-25
    soldstatus
43. 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: $2,442 · $204/mo
• Projected year-2 tax: $2,442 · $204/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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,227
• − Mortgage interest: −$5,041
• − Property taxes: −$2,442
• − Insurance: −$450
• − Repairs & maintenance: −$1,938
• − Management: −$1,938
• − Depreciation: −$2,618
• Taxable income: $9,799
• Est. tax owed @ 24.0%: −$2,352
• After-tax cash flow: $8,232/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: Jacksboro ISD
• NCES district ID: 4824530
• Math proficiency: 42% ▼ -3.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $47,739
• Composite: 35.94/100
• National rank: #4802
• State rank: #337 of 826 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

• Census place: Jacksboro, TX
• 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

-50.0% since first listed

29 events — show timeline

• 2026-03-09 Price Changed $90,000 NTREIS
• 2026-03-09 Relisted — NTREIS
• 2026-02-28 Listing Removed — NTREIS
• 2026-01-23 Price Changed $95,000 NTREIS
• 2025-10-21 Price Changed $100,000 NTREIS
• 2025-07-02 Relisted — NTREIS
• 2025-07-01 Relisted — NTREIS
• 2025-06-30 Listing Removed — NTREIS
• 2025-06-30 Listing Removed — NTREIS
• 2025-06-27 Price Changed $110,000 NTREIS
• 2025-04-22 Price Changed $115,000 NTREIS
• 2025-03-18 Price Changed $120,000 NTREIS
• 2025-01-11 Price Changed $125,000 NTREIS
• 2024-12-03 Price Changed $135,000 NTREIS
• 2024-10-21 Price Changed $138,000 NTREIS
• 2024-09-11 Price Changed $143,000 NTREIS
• 2024-09-01 Relisted — NTREIS
• 2024-08-31 Listing Removed — NTREIS
• 2024-06-25 Price Changed $148,000 NTREIS
• 2024-06-03 Price Changed $154,888 NTREIS
• 2024-05-23 Price Changed $159,999 NTREIS
• 2024-04-06 Price Changed $169,999 NTREIS
• 2024-02-23 Price Changed $174,999 NTREIS
• 2024-01-31 Listed $180,000 NTREIS
• 2022-07-13 Sold (Public Records) — Public Records
• 2006-12-08 Sold (Public Records) — Public Records
• 2000-10-19 Sold (Public Records) — Public Records
• 1989-10-25 Sold (Public Records) — Public Records
• 1988-10-25 Sold (Public Records) — Public Records

Property tax history

+15.5%/yr

Latest (2025): $2,442 · -1.5% YoY. Source: county tax records.