201 Zanderson Ave · Jourdanton, TX 78026

$107,000

3 bd · 1.0 ba · 775 sqft · SingleFamily · 283 Days on market

Good condition 6,098 sqft lot $138/sqft · 10% below area Est $119k · 10% under ↓ 3% since listing

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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 +15.9/30.0
• ARV discount +11.9/15.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 201 Zanderson Ave-a freshly painted 3-bedroom, 1-bath home located just one block from the local school district. This well-maintained property features a spacious kitchen that opens to the living and dining areas, creating a bright and functional living space. The primary bedroom includes a roomy closet, and the two additional bedrooms are centrally located for added convenience. Outside, enjoy a detached two-car carport complete with a large utility room and extra storage-perfect for a workshop or hobby space. With recent updates and a convenient location, this home is move-in ready and ideal for a variety of lifestyles.

Key facts

• Recent updates
• Extra storage
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• DETACHED TWO-CAR CARPORT
• LARGE UTILITY ROOM
• EXTRA STORAGE
• RECENT UPDATES
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $107k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $51 ($607/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (6.5% below list).
• Recommended offer: $94k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.5% in Jourdanton — 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 (#474 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Jourdanton ISD (town): math 46% / reading 44% proficiency, ranked #258 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 164 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $740 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; 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 $94,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.02%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $118,635
• List price: $107,000
• Delta: -9.81%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 Palm St	0.35mi	3/1.0	780 (+1%)	5mo	$72,000	$92	78

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

Projected returns pro-forma

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

5-year hold

• IRR: -13.1%
• Equity multiple: 0.53×
• Total profit: $-14,104
• Equity at exit: $15,954

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-8,075
• Equity at exit: $9,251

Cash invested: $29,960 (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 78026

• Home prices YoY: -10.1%
• Active inventory: 164
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$561
• Tax est. 1.5%: −$134 /mo · $1,605/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $51

Break-even live

Break-even rent $936

Max offer price $107,000

Occupancy floor 90%

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 Commerce St Jourdanton, TX	2.0	1.0	900	$1,000	$1.11	23d	1	1.01mi

Listing history 16 events

1. 2026-06-18
   days on market $107,000 Active 283 DOM
2. 2026-06-17
   days on market $107,000 Active 282 DOM
3. 2026-06-16
   days on market $107,000 Active 281 DOM
4. 2026-06-15
   days on market $107,000 Active 280 DOM
5. 2026-06-13
   days on market $107,000 Active 278 DOM
6. 2026-06-12
   days on market $107,000 Active 277 DOM
7. 2026-06-10
   days on market $107,000 Active 274 DOM
8. 2026-06-08
   days on market $107,000 Active 273 DOM
9. 2026-06-08
   days on market $107,000 Active 272 DOM
10. 2026-06-07
    days on market $107,000 Active 271 DOM
11. 2026-06-03
    days on market $107,000 Active 268 DOM
12. 2026-06-02
    days on market $107,000 Active 267 DOM
13. 2026-06-01
    days on market $107,000 Active 266 DOM
14. 2026-05-31
    days on market $107,000 Active 265 DOM
15. 2026-02-04
    price $107,000 642-char remark

    Show marketing remark (642 chars)

    Welcome to 201 Zanderson Ave-a freshly painted 3-bedroom, 1-bath home located just one block from the local school district. This well-maintained property features a spacious kitchen that opens to the living and dining areas, creating a bright and functional living space. The primary bedroom includes a roomy closet, and the two additional bedrooms are centrally located for added convenience. Outside, enjoy a detached two-car carport complete with a large utility room and extra storage-perfect for a workshop or hobby space. With recent updates and a convenient location, this home is move-in ready and ideal for a variety of lifestyles.

16. 2025-09-08
    listed $109,900 New 642-char remark

    Show marketing remark (642 chars)

    Welcome to 201 Zanderson Ave-a freshly painted 3-bedroom, 1-bath home located just one block from the local school district. This well-maintained property features a spacious kitchen that opens to the living and dining areas, creating a bright and functional living space. The primary bedroom includes a roomy closet, and the two additional bedrooms are centrally located for added convenience. Outside, enjoy a detached two-car carport complete with a large utility room and extra storage-perfect for a workshop or hobby space. With recent updates and a convenient location, this home is move-in ready and ideal for a variety of lifestyles.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$5,994
• − Property taxes: −$1,605
• − Insurance: −$535
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$3,113
• Taxable loss: −$1,166
• Est. tax savings @ 24.0%: +$280
• After-tax cash flow: $886/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained single-family home is move-in ready with recent updates and a convenient location.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — dated style

Value-add opportunities

• Both paint exterior — enhances curb appeal
• Both update kitchen cabinets — modernizes space
• Both update bathroom fixtures — improves functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · dated style	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal ↑
• Both update kitchen cabinets — modernizes space ↑
• Both update bathroom fixtures — improves functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Jourdanton ISD
• NCES district ID: 4824960
• Math proficiency: 46% ▼ -3.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $51,581
• Composite: 38.81/100
• National rank: #4116
• State rank: #258 of 826 in TX

Livability — Jourdanton

• Score: 68/100
• State rank: #474
• US rank: #9531

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jourdanton, TX
• Population (ZIP): 6,438

Population outlook (Atascosa County) Hauer SSP2

• Today (2025): 57,233 people
• By 2030: 61,729 · +7.9%
• By 2040: 71,122 · +24.3%
• By 2050: 80,906 · +41.4%
• By 2075: 106,134 · +85.4%
• By 2100: 122,415 · +113.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 51% Hispanic / Latino 42% Two or more races 20% Asian 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 10% · Canada
• Languages at home: 71% English-only · Spanish 27% Tagalog/Filipino 1%

Political lean MEDSL · Atascosa

• 2024 margin: Solid R (+43.3) · D 27.9% · R 71.3%
• 2008→2024 swing: -32.8pp toward R · 2008: -10.5pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+34.0 2016: R+29.1 2012: R+18.3 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.13%
• Current HPI: 205.0473
• 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

-2.6% since first listed

2 events — show timeline

• 2026-02-04 Price Changed $107,000 LERA
• 2025-09-08 Listed $109,900 LERA