1014 W Archer St · Jacksboro, TX 76458

$170,000

3 bd · 2.0 ba · 1,150 sqft · SingleFamily public records · 108 Days on market

Built 1950 5,750 sqft lot $148/sqft · 11% above area Est $186k · 9% under

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Why this score? — see what drove the C+ 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 +21.2/30.0
• ARV discount +11.5/15.0
• 1% rule +6.9/10.0
• DSCR +6.7/10.0
• 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

Welcome to 1014 W Archer in Jacksboro, Texas, where small-town charm meets modern updates and unbeatable affordability. This beautifully remodeled 3-bedroom, 2-bathroom home offers a fresh, move-in ready space perfect for a first-time home buyer or an investor looking for a turnkey rental property. Inside, you’ll find a brand-new kitchen with stylish finishes and updated cabinetry, along with fully renovated bathrooms that give the home a clean, modern feel. The thoughtful updates throughout make this home comfortable, functional, and ready for its next owner. Step outside and enjoy the large backyard, offering plenty of space for entertaining, pets, gardening, or simply relaxing and enjoying the peaceful small-town atmosphere. If you’ve been looking for affordable living with modern upgrades, this home is a must-see.

Key facts

• Brand new kitchen
• Large backyard
• 5,750 sq ft lot

Tags

• BRAND NEW KITCHEN
• FULLY RENOVATED BATHROOMS
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: 125 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 $1k of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $154,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.19% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 7.0

CMA / ARV

• ARV (median comp): $186,434
• List price: $170,000
• Delta: -8.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1107 W Archer St	0.09mi	2/1.0 (-1)	1,200 (+4%)	9mo	$79,900	$67	72
621 W Pine St	0.40mi	3/1.0	1,218 (+6%)	20mo	$149,900	$123	51
314 N 3rd St	0.44mi	2/1.0 (-1)	1,224 (+6%)	18mo	$117,500	$96	44
502 W Belknap St	0.51mi	2/1.0 (-1)	984 (-14%)	0mo	$42,000	$43	43
518 6th Pl	0.34mi	2/2.0 (-1)	1,308 (+14%)	17mo	$179,900	$138	42

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $439
• Equity at exit: $38,400

10-year hold

• IRR: 7.3%
• Equity multiple: 1.68×
• Total profit: $32,333
• Equity at exit: $38,117

Cash invested: $47,600 (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: 125
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,019 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$388 /mo · $4,653/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $245

Break-even live

Break-even rent $1,709

Max offer price $170,000

Occupancy floor 83%

Sensitivity live

Price	-10% $341	-5% $293	+0% $245	+5% $196	+10% $148
Rent	-10% $85	-5% $165	+0% $245	+5% $324	+10% $404
Rate	-1.0pp $330	-0.5pp $288	base $245	+0.5pp $201	+1.0pp $156

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: $42,500
• Closing costs: $5,100
• 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	0.37mi
320 N 2nd St Jacksboro, TX	3.0	2.0	1356	$1,700	$1.25	44d	1	0.52mi

Listing history 43 events

1. 2026-06-21
   days on market $170,000 Active 108 DOM
2. 2026-06-18
   days on market $170,000 Active 105 DOM
3. 2026-06-17
   statusdays on market $170,000 Active 104 DOM
4. 2026-06-16
   days on market $170,000 Active Option Contract 103 DOM
5. 2026-06-15
   days on market $170,000 Active Option Contract 102 DOM
6. 2026-06-13
   days on market $170,000 Active Option Contract 100 DOM
7. 2026-06-13
   statusdays on market $170,000 Active Option Contract 99 DOM
8. 2026-06-09
   days on market $170,000 Active 96 DOM
9. 2026-06-08
   days on market $170,000 Active 95 DOM
10. 2026-06-07
    days on market $170,000 Active 94 DOM
11. 2026-06-04
    days on market $170,000 Active 91 DOM
12. 2026-06-03
    days on market $170,000 Active 90 DOM
13. 2026-06-02
    days on market $170,000 Active 89 DOM
14. 2026-06-01
    days on market $170,000 Active 88 DOM
15. 2026-05-31
    days on market $170,000 Active 87 DOM
16. 2026-05-08
    status Active 850-char remark

    Show marketing remark (850 chars)

    Welcome to 1014 W Archer in Jacksboro, Texas, where small-town charm meets modern updates and unbeatable affordability. This beautifully remodeled 3-bedroom, 2-bathroom home offers a fresh, move-in ready space perfect for a first-time home buyer or an investor looking for a turnkey rental property. Inside, you’ll find a brand-new kitchen with stylish finishes and updated cabinetry, along with fully renovated bathrooms that give the home a clean, modern feel. The thoughtful updates throughout make this home comfortable, functional, and ready for its next owner. Step outside and enjoy the large backyard, offering plenty of space for entertaining, pets, gardening, or simply relaxing and enjoying the peaceful small-town atmosphere. If you’ve been looking for affordable living with modern upgrades, this home is a must-see.

17. 2026-05-05
    historical Active Option Contract 850-char remark

    Show marketing remark (850 chars)

    Welcome to 1014 W Archer in Jacksboro, Texas, where small-town charm meets modern updates and unbeatable affordability. This beautifully remodeled 3-bedroom, 2-bathroom home offers a fresh, move-in ready space perfect for a first-time home buyer or an investor looking for a turnkey rental property. Inside, you’ll find a brand-new kitchen with stylish finishes and updated cabinetry, along with fully renovated bathrooms that give the home a clean, modern feel. The thoughtful updates throughout make this home comfortable, functional, and ready for its next owner. Step outside and enjoy the large backyard, offering plenty of space for entertaining, pets, gardening, or simply relaxing and enjoying the peaceful small-town atmosphere. If you’ve been looking for affordable living with modern upgrades, this home is a must-see.

18. 2026-03-23
    soldstatus
19. 2026-03-20
    price $170,000 850-char remark

    Show marketing remark (850 chars)

    Welcome to 1014 W Archer in Jacksboro, Texas, where small-town charm meets modern updates and unbeatable affordability. This beautifully remodeled 3-bedroom, 2-bathroom home offers a fresh, move-in ready space perfect for a first-time home buyer or an investor looking for a turnkey rental property. Inside, you’ll find a brand-new kitchen with stylish finishes and updated cabinetry, along with fully renovated bathrooms that give the home a clean, modern feel. The thoughtful updates throughout make this home comfortable, functional, and ready for its next owner. Step outside and enjoy the large backyard, offering plenty of space for entertaining, pets, gardening, or simply relaxing and enjoying the peaceful small-town atmosphere. If you’ve been looking for affordable living with modern upgrades, this home is a must-see.

20. 2026-03-05
    listed $175,000 Active 850-char remark

    Show marketing remark (850 chars)

    Welcome to 1014 W Archer in Jacksboro, Texas, where small-town charm meets modern updates and unbeatable affordability. This beautifully remodeled 3-bedroom, 2-bathroom home offers a fresh, move-in ready space perfect for a first-time home buyer or an investor looking for a turnkey rental property. Inside, you’ll find a brand-new kitchen with stylish finishes and updated cabinetry, along with fully renovated bathrooms that give the home a clean, modern feel. The thoughtful updates throughout make this home comfortable, functional, and ready for its next owner. Step outside and enjoy the large backyard, offering plenty of space for entertaining, pets, gardening, or simply relaxing and enjoying the peaceful small-town atmosphere. If you’ve been looking for affordable living with modern upgrades, this home is a must-see.

21. 2026-01-31
    historical
22. 2025-11-03
    price $180,000
23. 2025-07-28
    listed $190,000 Active
24. 2025-07-25
    historical
25. 2025-06-03
    price $190,000
26. 2025-05-20
    price $195,000
27. 2025-04-12
    price $199,900
28. 2025-03-18
    price $203,000
29. 2025-02-04
    listed $205,000 Active
30. 2025-01-06
    historical
31. 2024-11-14
    listed $199,900 Active
32. 2024-10-25
    historical
33. 2024-09-23
    price $215,000
34. 2024-08-02
    price $235,000
35. 2024-07-26
    listed $242,000 Active
36. 2024-07-21
    historical
37. 2024-06-18
    price $242,000
38. 2024-05-13
    listed $250,000 Active
39. 2022-09-27
    soldstatus
40. 2020-04-17
    soldstatus Sold
41. 2020-04-17
    soldstatus
42. 2020-03-30
    status Pending
43. 2020-03-15
    listed $69,900 Active

ⓘ 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: $4,653 · $388/mo
• Projected year-2 tax: $4,653 · $388/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $24,224
• − Mortgage interest: −$9,523
• − Property taxes: −$4,653
• − Insurance: −$850
• − Repairs & maintenance: −$1,938
• − Management: −$1,938
• − Depreciation: −$4,945
• Taxable income: $376
• Est. tax owed @ 24.0%: −$90
• After-tax cash flow: $2,845/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

+143.2% since first listed

28 events — show timeline

• 2026-05-08 Relisted — NTREIS
• 2026-05-05 Contingent — NTREIS
• 2026-03-23 Sold (Public Records) — Public Records
• 2026-03-20 Price Changed $170,000 NTREIS
• 2026-03-05 Listed $175,000 NTREIS
• 2026-01-31 Listing Removed — NTREIS
• 2025-11-03 Price Changed $180,000 NTREIS
• 2025-07-28 Listed $190,000 NTREIS
• 2025-07-25 Listing Removed — NTREIS
• 2025-06-03 Price Changed $190,000 NTREIS
• 2025-05-20 Price Changed $195,000 NTREIS
• 2025-04-12 Price Changed $199,900 NTREIS
• 2025-03-18 Price Changed $203,000 NTREIS
• 2025-02-04 Listed $205,000 NTREIS
• 2025-01-06 Listing Removed — NTREIS
• 2024-11-14 Listed $199,900 NTREIS
• 2024-10-25 Listing Removed — NTREIS
• 2024-09-23 Price Changed $215,000 NTREIS
• 2024-08-02 Price Changed $235,000 NTREIS
• 2024-07-26 Listed $242,000 NTREIS
• 2024-07-21 Listing Removed — NTREIS
• 2024-06-18 Price Changed $242,000 NTREIS
• 2024-05-13 Listed $250,000 NTREIS
• 2022-09-27 Sold (Public Records) — Public Records
• 2020-04-17 Sold (Public Records) — Public Records
• 2020-04-17 Sold (MLS) — NTREIS
• 2020-03-30 Pending — NTREIS
• 2020-03-15 Listed $69,900 NTREIS

Property tax history

+16.6%/yr

Latest (2025): $4,653 · +167.2% YoY. Source: county tax records.