619 W College St · Jacksboro, TX 76458

$30,000

4 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 23 Days on market

Built 1940 6,403 sqft lot $27/sqft · 79% below area

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

This home would be a great fixer-upper priced for someone needing a project or a home buyer looking for a great deal to make new! Located across from the Jacksboro Library and tennis courts. Come view it today!

Key facts

• 6,403 sq ft lot
• Built 1940
• Listed 23 days

Property features AI

Finance

• Other: Property treated as clear for loan purposes; Possession at closing/funding; Listing is for sale
• Financial info: Listing terms: Cash or Conventional
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; Residential property; Built in 1940; One story
• Construction: Year built 1940
• Exterior features: Lot under 0.5 acre; Subdivision: LIN JACKSBORO; Address: 619 W College St, Jacksboro, TX

Interior

• Kitchen: No appliances included
• Bedrooms: 4 bedrooms (primary bedroom on main level)
• Bathrooms: 2 full bathrooms
• Interior features: One-level layout; Accessible approach with ramp; One living area; One dining area; Other interior features
• Laundry & utility: No washer/dryer or utility equipment listed

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.
• Cap rate 49.0% 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-, amenities F, commute 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.
• Zoned schools: Jacksboro El (math 39% / reading 36%, grade F, #1,744 of 4,322 statewide, top 41%, 497 students, 68% FRL) — zoned schools average 68% FRL vs 44% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 124 active listings in the ZIP; 1 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 $207 of loan paydown is wiped out by about $397 of value loss. Plan a longer hold.
• At projected returns (-1.3% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 4.2% of price; built in 1940 — 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 $29,550 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.67% ✓
• Cap rate: 49.02%
• Cash-on-cash: 152.60%
• DSCR: 7.79
• GRM: 1.5

CMA / ARV

• ARV (median comp): $142,276
• List price: $30,000
• Delta: -78.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Henderson	0.53mi	3/1.5 (-1)	1,244 (+13%)	2mo	$35,000	$28	45
621 W Pine St	0.27mi	3/1.0 (-1)	1,218 (+10%)	20mo	$149,900	$123	45
416 N Knox St	0.48mi	3/1.0 (-1)	1,236 (+12%)	16mo	$140,000	$113	35
410 N Knox St	0.49mi	3/2.0 (-1)	1,253 (+14%)	20mo	$215,000	$172	33

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: —
• Equity multiple: 8.79×
• Total profit: $65,405
• Equity at exit: $6,776

10-year hold

• IRR: —
• Equity multiple: 18.48×
• Total profit: $146,830
• Equity at exit: $6,727

Cash invested: $8,400 (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: 1.5×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$105 /mo · $1,260/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $1,068

Break-even live

Break-even rent $348

Max offer price $30,000

Occupancy floor 32%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	43d	1	0.17mi

Listing history 15 events

1. 2026-06-13
   statusdays on market $30,000 Pending 23 DOM
2. 2026-06-09
   days on market $30,000 Active 21 DOM
3. 2026-06-08
   days on market $30,000 Active 20 DOM
4. 2026-06-07
   days on market $30,000 Active 19 DOM
5. 2026-06-04
   days on market $30,000 Active 16 DOM
6. 2026-06-03
   days on market $30,000 Active 15 DOM
7. 2026-06-02
   days on market $30,000 Active 14 DOM
8. 2026-06-01
   days on market $30,000 Active 13 DOM
9. 2026-05-31
   statusdays on market $30,000 Active 12 DOM
10. 2026-05-13
    status Pending 210-char remark
11. 2026-05-02
    listed $30,000 Active 210-char remark
12. 1999-06-01
    soldstatus
13. 1994-09-01
    soldstatus
14. 1989-10-25
    soldstatus
15. 1988-10-25
    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: $1,260 · $105/mo
• Projected year-2 tax: $1,260 · $105/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: $20,400
• − Mortgage interest: −$1,680
• − Property taxes: −$1,260
• − Insurance: −$150
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$873
• Taxable income: $13,173
• Est. tax owed @ 24.0%: −$3,162
• After-tax cash flow: $9,657/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

8 events — show timeline

• 2026-06-11 Pending — NTREIS
• 2026-05-30 Relisted — NTREIS
• 2026-05-13 Pending — NTREIS
• 2026-05-02 Listed $30,000 NTREIS
• 1999-06-01 Sold (Public Records) — Public Records
• 1994-09-01 Sold (Public Records) — Public Records
• 1989-10-25 Sold (Public Records) — Public Records
• 1988-10-25 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,260 · +0.1% YoY. Source: county tax records.