406 Jenkins St · Daingerfield, TX 75638

$64,999

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 604 Days on market

Built 1954 7,187 sqft lot $89/sqft · 58% above area ↓ 32% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

LOTS OF POTENTIAL! Explore the potential of 406 Jenkins St, a renovation-ready fixer-upper home offering two bedrooms and one bathroom. With 728 square feet of living space, this property is a canvas for creative customization and improvement. While it needs some work, the home presents a blank slate for transformation. Whether you're an investor or someone eager to put their stamp on a property, 406 Jenkins St offers an exciting opportunity with its manageable size and potential for enhancements. Here you will have direct access to TX-11 and US-259 making commutes around town a breeze. This property is being sold AS IS but has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• 7,187 sq ft lot
• Garage
• Built 1954

Tags

• RENOVATION-READY FIXER-UPPER
• BLANK SLATE FOR TRANSFORMATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($823 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 3.5% in Daingerfield — 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 67/100 on livability (#536 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Daingerfield-Lone Star ISD (town): math 24% / reading 32% proficiency, ranked #679 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 86 active listings in the ZIP; 3 units permitted in Morris County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (3.1% local appreciation)).
• Morris County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 604 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $57,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 604 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 1954 — 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 F 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: 1.27% ✓
• Cap rate: 11.27%
• Cash-on-cash: 17.78%
• DSCR: 1.79
• GRM: 6.6

CMA / ARV

• ARV (median comp): $41,235
• List price: $64,999
• Delta: 57.63%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 State St	0.13mi	2/1.0	786 (+8%)	10mo	$42,000	$53	72

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

Projected returns pro-forma

3.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.39×
• Total profit: $25,356
• Equity at exit: $29,628

10-year hold

• IRR: 25.1%
• Equity multiple: 4.61×
• Total profit: $65,693
• Equity at exit: $45,974

Cash invested: $18,200 (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 75638

• Home prices YoY: 1.7%
• Active inventory: 86
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $823 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$13 /mo · $154/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $270

Break-even live

Break-even rent $482

Max offer price $64,999

Occupancy floor 62%

Sensitivity live

Price	-10% $307	-5% $288	+0% $270	+5% $251	+10% $233
Rent	-10% $205	-5% $237	+0% $270	+5% $302	+10% $335
Rate	-1.0pp $302	-0.5pp $286	base $270	+0.5pp $253	+1.0pp $236

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $64,999 Active 604 DOM
2. 2026-06-19
   days on market $64,999 Active 602 DOM
3. 2026-06-18
   days on market $64,999 Active 601 DOM
4. 2026-06-17
   days on market $64,999 Active 600 DOM
5. 2026-06-16
   days on market $64,999 Active 599 DOM
6. 2026-06-15
   days on market $64,999 Active 598 DOM
7. 2026-06-14
   days on market $64,999 Active 596 DOM
8. 2026-06-12
   days on market $64,999 Active 595 DOM
9. 2026-06-09
   days on market $64,999 Active 592 DOM
10. 2026-06-08
    days on market $64,999 Active 591 DOM
11. 2026-06-07
    days on market $64,999 Active 590 DOM
12. 2026-06-07
    days on market $64,999 Active 589 DOM
13. 2026-06-02
    days on market $64,999 Active 585 DOM
14. 2026-06-01
    days on market $64,999 Active 584 DOM
15. 2026-05-31
    days on market $64,999 Active 583 DOM
16. 2026-05-30
    days on market $64,999 Active 582 DOM
17. 2026-02-20
    price $64,999 879-char remark

    Show marketing remark (879 chars)

    LOTS OF POTENTIAL! Explore the potential of 406 Jenkins St, a renovation-ready fixer-upper home offering two bedrooms and one bathroom. With 728 square feet of living space, this property is a canvas for creative customization and improvement. While it needs some work, the home presents a blank slate for transformation. Whether you're an investor or someone eager to put their stamp on a property, 406 Jenkins St offers an exciting opportunity with its manageable size and potential for enhancements. Here you will have direct access to TX-11 and US-259 making commutes around town a breeze. This property is being sold AS IS but has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

18. 2026-01-20
    price $69,999 879-char remark

    Show marketing remark (879 chars)

    LOTS OF POTENTIAL! Explore the potential of 406 Jenkins St, a renovation-ready fixer-upper home offering two bedrooms and one bathroom. With 728 square feet of living space, this property is a canvas for creative customization and improvement. While it needs some work, the home presents a blank slate for transformation. Whether you're an investor or someone eager to put their stamp on a property, 406 Jenkins St offers an exciting opportunity with its manageable size and potential for enhancements. Here you will have direct access to TX-11 and US-259 making commutes around town a breeze. This property is being sold AS IS but has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

19. 2024-10-25
    listed $96,179 Active 879-char remark

    Show marketing remark (879 chars)

    LOTS OF POTENTIAL! Explore the potential of 406 Jenkins St, a renovation-ready fixer-upper home offering two bedrooms and one bathroom. With 728 square feet of living space, this property is a canvas for creative customization and improvement. While it needs some work, the home presents a blank slate for transformation. Whether you're an investor or someone eager to put their stamp on a property, 406 Jenkins St offers an exciting opportunity with its manageable size and potential for enhancements. Here you will have direct access to TX-11 and US-259 making commutes around town a breeze. This property is being sold AS IS but has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

ⓘ 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: $154 · $13/mo
• Projected year-2 tax: $1,189 · $99/mo
• Expected delta: +$1,035/yr (+$86/mo · 672.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $9,881
• − Mortgage interest: −$3,641
• − Property taxes: −$154
• − Insurance: −$325
• − Repairs & maintenance: −$790
• − Management: −$790
• − Depreciation: −$1,891
• Taxable income: $2,289
• Est. tax owed @ 24.0%: −$549
• After-tax cash flow: $2,687/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: Daingerfield-Lone Star ISD
• NCES district ID: 4816180
• Math proficiency: 24% ▼ -11.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $39,097
• Composite: 23.48/100
• National rank: #7877
• State rank: #679 of 826 in TX

Livability — Daingerfield

• Score: 67/100
• State rank: #536
• US rank: #10463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Daingerfield, TX
• Population (ZIP): 5,363

Population outlook (Morris County) Hauer SSP2

• Today (2025): 11,628 people
• By 2030: 11,126 · -4.3%
• By 2040: 10,181 · -12.4%
• By 2050: 9,408 · -19.1%
• By 2075: 8,268 · -28.9%
• By 2100: 7,463 · -35.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 59% Black 20% Hispanic / Latino 13% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Scottish 4% Italian 2% Lithuanian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 10% Vietnamese 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Morris

• 2024 margin: Solid R (+51.2) · D 24.1% · R 75.3%
• 2008→2024 swing: -30.2pp toward R · 2008: -21.0pp · 2024: -51.2pp
• All cycles: 2024: R+51.2 2020: R+39.4 2016: R+40.6 2012: R+26.7 2008: R+21.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.11%
• Current HPI: 186.7313
• 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

-32.4% since first listed

3 events — show timeline

• 2026-02-20 Price Changed $64,999 HARMLS
• 2026-01-20 Price Changed $69,999 HARMLS
• 2024-10-25 Listed $96,179 HARMLS

Property tax history

-8.5%/yr

Latest (2025): $154 · -59.5% YoY. Source: county tax records.