1019 Deaton St · Jacksonville, TX 75766

$69,000

3 bd · 3.0 ba · 1,204 sqft · SingleFamily public records · 4 Days on market

Built 1969

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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

Calling All Investors, Flippers, and Visionaries! Opportunity knocks at 1019 Deaton Street in Jacksonville. This property is being sold strictly AS-IS and is ready for a complete transformation. Situated on a spacious lot in an established neighborhood, this home offers plenty of potential for the right buyer willing to roll up their sleeves and bring it back to life. Whether you're looking for your next flip project, rental property, or investment opportunity, this could be the one. The home will require repairs, updates, and clean-out and is priced accordingly. Seller will make no repairs. Bring your contractor, your imagination, and your vision for what's possible.

Key facts

• Built 1969
• Listed 4 days

Property features AI

Finance

• Other: Directions available from Hwy 79 and Hwy 69 in Jacksonville
• Financial info: Annual tax amount listed
• HOA & community: Located in JA Average Neighborhood

Exterior

• Home design: Single-family detached home; Single-story
• Construction: Composition roof
• Exterior features: Front porch; Wood fencing; Composition roof

Interior

• Kitchen: Gas oven
• Bedrooms: 1 story layout
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Gas oven; Ceiling fans

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 $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Cap rate 11.6% 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+, amenities F, commute 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.
• Zoned schools: East Side El (math 42% / reading 42%, grade F, #1,335 of 4,322 statewide, top 33%, 615 students, 77% FRL); Jacksonville Middle (math 25% / reading 41%, grade F, #930 of 1,662 statewide, top 57%, 711 students, 79% FRL); Jacksonville H S (math 35% / reading 47%, grade F, #774 of 1,632 statewide, top 49%, 1,331 students, 78% FRL) — zoned schools at 78% FRL track the district average.
• 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 ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $69,000

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.55% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.06%
• DSCR: 1.85
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 11.0%
• Equity multiple: 1.44×
• Total profit: $8,419
• Equity at exit: $10,288

10-year hold

• IRR: 20.1%
• Equity multiple: 2.69×
• Total profit: $32,720
• 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: $1,070 high
• Mortgage (P&I): −$362
• Tax from tax record: −$148 /mo · $1,778/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $307

Break-even live

Break-even rent $682

Max offer price $69,000

Occupancy floor 66%

Sensitivity live

Price	-10% $346	-5% $326	+0% $307	+5% $287	+10% $268
Rent	-10% $222	-5% $265	+0% $307	+5% $349	+10% $391
Rate	-1.0pp $342	-0.5pp $324	base $307	+0.5pp $289	+1.0pp $271

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	0.32mi
916 Andrews St Jacksonville, TX	2.0	2.0	1105	$1,050	$0.95	44d	1	0.63mi
127 Sunnydale St Jacksonville, TX	3.0	1.0	960	$975	$1.02	44d	1	0.97mi
421 Talley Nichols Dr Jacksonville, TX	2.0	2.0	964	$939	$0.97	44d	1	1.11mi
1501 S Bolton St Jacksonville, TX	2.0	1.0	850	$785	$0.92	44d	1	1.13mi
110 Woodhaven St Jacksonville, TX	3.0	2.0	1232	$1,400	$1.14	44d	1	1.23mi
400 Prather St Jacksonville, TX	2.0	2.0	1000	$900	$0.90	44d	1	1.23mi

Listing history 4 events

1. 2026-06-07
   statusdays on market $69,000 Pending 4 DOM
2. 2026-06-04
   days on market $69,000 Active 2 DOM
3. 2026-06-02
   remarks 676-char remark
4. 2026-06-02
   listed $69,000 Active 1 DOM

ⓘ 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: $1,778 · $148/mo
• Projected year-2 tax: $1,778 · $148/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,845
• − Mortgage interest: −$3,865
• − Property taxes: −$1,778
• − Insurance: −$345
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$2,007
• Taxable income: $2,795
• Est. tax owed @ 24.0%: −$671
• After-tax cash flow: $3,012/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

2 events — show timeline

• 2026-06-01 Listed $69,000 GTAR
• 1988-01-13 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,778 · +10.0% YoY. Source: county tax records.