240 Boat Launch Rd · Point Blank, TX 77364

$85,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily public records · 146 Days on market

Built 1978 0.81 ac lot Est $142k · 40% under ↓ 53% 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +8.2/10.0
• Appreciation +4.8/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Quaint frame home close to the town of Point Blank. Three bedrooms, two bathrooms and a nice back porch. Also included is 2 storage buildings and one building that can be used as a living space. On almost an acre of land, and a 2 caar carport, this land has endless possibilities.

Key facts

• Living space
• Storage buildings
• Back porch

Tags

• BACK PORCH
• STORAGE BUILDINGS
• LIVING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 2.7% in Point Blank — 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 51/100 on livability (#1,477 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D, amenities F.
• Coldspring-Oakhurst CISD (rural): math 18% / reading 28% proficiency, ranked #732 of 826 in TX (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Coldspring-Oakhurst H S (math 27% / reading 37%, grade F, #1,044 of 1,632 statewide, top 66%, 496 students, 55% FRL).
• Market conditions: 197 active listings in the ZIP; 575 units permitted in San Jacinto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $328 of equity ($588 loan paydown + $-260 appreciation (-0.3% local appreciation)).
• San Jacinto County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $30k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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 1978 — 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: 1.32% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.83%
• DSCR: 1.57
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $142,272
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
240 Boat Launch Rd	0.00mi	3/1.5	1,216 (0%)	0mo	$85,000	$70	98
100 Oak Tree Dr	0.31mi	3/2.0	1,200 (-1%)	23mo	$139,800	$117	64
94 Gov Bell Dr	0.72mi	2/2.0 (-1)	1,314 (+8%)	1mo	$289,000	$220	47

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

Projected returns pro-forma

-0.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.53×
• Total profit: $12,556
• Equity at exit: $23,388

10-year hold

• IRR: 16.4%
• Equity multiple: 2.76×
• Total profit: $41,792
• Equity at exit: $27,102

Cash invested: $23,800 (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 77364

• Home prices YoY: -0.2%
• Active inventory: 197
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$152 /mo · $1,830/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $255

Break-even live

Break-even rent $802

Max offer price $85,000

Occupancy floor 72%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-04-09
   status Pending
2. 2026-04-02
   price $85,000
3. 2026-03-19
   price $95,000
4. 2026-01-29
   price $109,250
5. 2026-01-29
   price $84,000
6. 2025-12-29
   price $109,250
7. 2025-11-14
   listed $115,000 Active
8. 2025-08-15
   historical
9. 2025-05-15
   listed $160,000 Active
10. 2025-05-15
    historical
11. 2025-04-17
    listed $170,000 Active
12. 2025-03-25
    historical
13. 2025-02-04
    price $170,000
14. 2024-10-25
    listed $180,000 Active
15. 2007-12-29
    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: $1,830 · $152/mo
• Projected year-2 tax: $1,830 · $152/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $13,492
• − Mortgage interest: −$4,761
• − Property taxes: −$1,830
• − Insurance: −$425
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$2,473
• Taxable income: $1,844
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $2,612/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: Coldspring-Oakhurst CISD
• NCES district ID: 4814520
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $46,916
• Composite: 20.07/100
• National rank: #8653
• State rank: #732 of 826 in TX

Livability — Point Blank

• Score: 51/100
• State rank: #1477
• US rank: #25299

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Point Blank, TX
• Population (ZIP): 1,835

Population outlook (San Jacinto County) Hauer SSP2

• Today (2025): 29,069 people
• By 2030: 29,750 · +2.3%
• By 2040: 30,714 · +5.7%
• By 2050: 31,010 · +6.7%
• By 2075: 31,616 · +8.8%
• By 2100: 29,874 · +2.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 8% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 5% Italian 4% Serbian 3%
• Foreign-born: 5% · South Korea, Canada
• Languages at home: 93% English-only · Spanish 6% Other Asian/Pacific 1%

Political lean MEDSL · San Jacinto

• 2024 margin: Solid R (+65.3) · D 17.0% · R 82.3%
• 2008→2024 swing: -27.0pp toward R · 2008: -38.3pp · 2024: -65.3pp
• All cycles: 2024: R+65.3 2020: R+61.9 2016: R+58.4 2012: R+48.9 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.31%
• Current HPI: 193.4748
• 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

-52.8% since first listed

15 events — show timeline

• 2026-04-09 Pending — HARMLS
• 2026-04-02 Price Changed $85,000 HARMLS
• 2026-03-19 Price Changed $95,000 HARMLS
• 2026-01-29 Price Changed $109,250 HARMLS
• 2026-01-29 Price Changed $84,000 HARMLS
• 2025-12-29 Price Changed $109,250 HARMLS
• 2025-11-14 Listed $115,000 HARMLS
• 2025-08-15 Listing Removed — HARMLS
• 2025-05-15 Listing Removed — HARMLS
• 2025-05-15 Listed $160,000 HARMLS
• 2025-04-17 Listed $170,000 HARMLS
• 2025-03-25 Listing Removed — HARMLS
• 2025-02-04 Price Changed $170,000 HARMLS
• 2024-10-25 Listed $180,000 HARMLS
• 2007-12-29 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,830 · +2.6% YoY. Source: county tax records.