321 E Pine St · Jacksboro, TX 76458

$149,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 84 Days on market

Built 1978 $119/sqft · at area comps Est $117k · 27% over

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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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +7.9/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Wonderful starter home with modern colors and design! Spacious living area with fireplace, stone-look countertops, and vinyl plank flooring. Updated bathroom, new HVAC, newer water heater, and fenced backyard. Perfect for a young family or those looking to downsize!

Key facts

• Garage
• Built 1978
• Listed 83 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $140k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.1% 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 $1k of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-1.3% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $16k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $140,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
7. 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.
8. 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: 1.29% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.48%
• DSCR: 1.51
• GRM: 6.5

CMA / ARV

• ARV (median comp): $117,464
• List price: $149,000
• Delta: 26.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Henderson	0.48mi	3/1.5	1,244 (-0%)	2mo	$35,000	$28	73
416 N Knox St	0.45mi	3/1.0	1,236 (-1%)	16mo	$140,000	$113	64
410 N Knox St	0.43mi	3/2.0	1,253 (+0%)	20mo	$215,000	$172	59
304 Moore St	0.66mi	2/1.0 (-1)	1,357 (+9%)	1mo	$205,000	$151	49
314 N 3rd St	0.73mi	2/1.0 (-1)	1,224 (-2%)	18mo	$117,500	$96	42
700 N Knox St	0.68mi	4/2.0 (+1)	1,396 (+12%)	13mo	$203,000	$145	29

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: 6.6%
• Equity multiple: 1.29×
• Total profit: $12,113
• Equity at exit: $33,656

10-year hold

• IRR: 13.4%
• Equity multiple: 2.28×
• Total profit: $53,554
• Equity at exit: $33,409

Cash invested: $41,720 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,924 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$277 /mo · $3,326/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $399

Break-even live

Break-even rent $1,418

Max offer price $149,000

Occupancy floor 74%

Sensitivity live

Price	-10% $483	-5% $441	+0% $399	+5% $357	+10% $315
Rent	-10% $247	-5% $323	+0% $399	+5% $475	+10% $551
Rate	-1.0pp $474	-0.5pp $437	base $399	+0.5pp $360	+1.0pp $321

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 N 2nd St Jacksboro, TX	3.0	2.0	1356	$1,700	$1.25	44d	1	0.67mi
611 W College St Jacksboro, TX	2.0	1.0	782	$2,300	$2.94	44d	1	0.77mi

Listing history 26 events

1. 2026-06-18
   days on market $149,000 Active 84 DOM
2. 2026-06-17
   days on market $149,000 Active 83 DOM
3. 2026-06-16
   days on market $149,000 Active 82 DOM
4. 2026-06-15
   days on market $149,000 Active 81 DOM
5. 2026-06-13
   days on market $149,000 Active 79 DOM
6. 2026-06-13
   pricedays on market $149,000 Active 78 DOM
7. 2026-06-09
   days on market $152,000 Active 75 DOM
8. 2026-06-08
   days on market $152,000 Active 74 DOM
9. 2026-06-07
   days on market $152,000 Active 73 DOM
10. 2026-06-04
    days on market $152,000 Active 70 DOM
11. 2026-06-03
    days on market $152,000 Active 69 DOM
12. 2026-06-02
    days on market $152,000 Active 68 DOM
13. 2026-06-01
    days on market $152,000 Active 67 DOM
14. 2026-05-31
    days on market $152,000 Active 66 DOM
15. 2026-05-14
    price $152,000 266-char remark

    Show marketing remark (266 chars)

    Wonderful starter home with modern colors and design! Spacious living area with fireplace, stone-look countertops, and vinyl plank flooring. Updated bathroom, new HVAC, newer water heater, and fenced backyard. Perfect for a young family or those looking to downsize!

16. 2026-04-29
    price $157,500 266-char remark

    Show marketing remark (266 chars)

    Wonderful starter home with modern colors and design! Spacious living area with fireplace, stone-look countertops, and vinyl plank flooring. Updated bathroom, new HVAC, newer water heater, and fenced backyard. Perfect for a young family or those looking to downsize!

17. 2026-04-02
    price $160,000 266-char remark

    Show marketing remark (266 chars)

    Wonderful starter home with modern colors and design! Spacious living area with fireplace, stone-look countertops, and vinyl plank flooring. Updated bathroom, new HVAC, newer water heater, and fenced backyard. Perfect for a young family or those looking to downsize!

18. 2026-03-26
    listed $165,000 Active 266-char remark

    Show marketing remark (266 chars)

    Wonderful starter home with modern colors and design! Spacious living area with fireplace, stone-look countertops, and vinyl plank flooring. Updated bathroom, new HVAC, newer water heater, and fenced backyard. Perfect for a young family or those looking to downsize!

19. 2024-08-29
    soldstatus Closed 812-char remark

    Show marketing remark (812 chars)

    This charming, impeccable bungalow could be a great starter home for a newlywed or for one who is finally ready to downsize. The property showcases some crafty updates to not only the home but the back yard as well. The galley-style kitchen is equipped with white “quartz-like” counters, stainless steel appliances and wide planked engineered flooring. This immaculate three-bedroom, one bath home is within walking distance of downtown, the post office and the Concerned Citizens facility. The location of this property is perfectly positioned for that active senior still “on the move”. And one will certainly want to linger longer in the fenced back yard with the stylish pergola that is adorned with an attractive rock-stone base. Located at 321 East Pine and offered at $141,500.

20. 2024-08-29
    soldstatus

    Show marketing remark (812 chars)

    This charming, impeccable bungalow could be a great starter home for a newlywed or for one who is finally ready to downsize. The property showcases some crafty updates to not only the home but the back yard as well. The galley-style kitchen is equipped with white “quartz-like” counters, stainless steel appliances and wide planked engineered flooring. This immaculate three-bedroom, one bath home is within walking distance of downtown, the post office and the Concerned Citizens facility. The location of this property is perfectly positioned for that active senior still “on the move”. And one will certainly want to linger longer in the fenced back yard with the stylish pergola that is adorned with an attractive rock-stone base. Located at 321 East Pine and offered at $141,500.

21. 2024-07-22
    historical Active Option Contract 812-char remark

    Show marketing remark (812 chars)

    This charming, impeccable bungalow could be a great starter home for a newlywed or for one who is finally ready to downsize. The property showcases some crafty updates to not only the home but the back yard as well. The galley-style kitchen is equipped with white “quartz-like” counters, stainless steel appliances and wide planked engineered flooring. This immaculate three-bedroom, one bath home is within walking distance of downtown, the post office and the Concerned Citizens facility. The location of this property is perfectly positioned for that active senior still “on the move”. And one will certainly want to linger longer in the fenced back yard with the stylish pergola that is adorned with an attractive rock-stone base. Located at 321 East Pine and offered at $141,500.

22. 2024-07-15
    listed $141,500 Active 812-char remark

    Show marketing remark (812 chars)

    This charming, impeccable bungalow could be a great starter home for a newlywed or for one who is finally ready to downsize. The property showcases some crafty updates to not only the home but the back yard as well. The galley-style kitchen is equipped with white “quartz-like” counters, stainless steel appliances and wide planked engineered flooring. This immaculate three-bedroom, one bath home is within walking distance of downtown, the post office and the Concerned Citizens facility. The location of this property is perfectly positioned for that active senior still “on the move”. And one will certainly want to linger longer in the fenced back yard with the stylish pergola that is adorned with an attractive rock-stone base. Located at 321 East Pine and offered at $141,500.

23. 2021-11-01
    soldstatus
24. 2005-06-02
    soldstatus
25. 1999-09-01
    soldstatus
26. 1989-10-24
    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: $3,326 · $277/mo
• Projected year-2 tax: $3,326 · $277/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 11% 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: $23,084
• − Mortgage interest: −$8,346
• − Property taxes: −$3,326
• − Insurance: −$745
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − Depreciation: −$4,335
• Taxable income: $2,639
• Est. tax owed @ 24.0%: −$633
• After-tax cash flow: $4,156/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

+7.4% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $152,000 WFAOR
• 2026-04-29 Price Changed $157,500 WFAOR
• 2026-04-02 Price Changed $160,000 WFAOR
• 2026-03-26 Listed $165,000 WFAOR
• 2024-08-29 Sold (Public Records) — Public Records
• 2024-08-29 Sold (MLS) — NTREIS
• 2024-07-22 Contingent — NTREIS
• 2024-07-15 Listed $141,500 NTREIS
• 2021-11-01 Sold (Public Records) — Public Records
• 2005-06-02 Sold (Public Records) — Public Records
• 1999-09-01 Sold (Public Records) — Public Records
• 1989-10-24 Sold (Public Records) — Public Records

Property tax history

+9.5%/yr

Latest (2025): $3,326 · +111.2% YoY. Source: county tax records.