108 Briar Ln · Crockett, TX 75835

$105,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 61 Days on market

Built 1968 0.31 ac lot $75/sqft · 30% below area Est $150k · 30% under

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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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

OLDER HOME BUILT IN THE SIXTIES, THREE BEDROOM TWO BATH, LARGE FAMILY ROOM, DINING ROOM AND SEPERATE BREAKFAST ROOM. TWO CAR GARAGE, WITH A FENCED IN BACKYARD. HOME IS NEED OF RENOVATION, BUT COULD BE PERFECT HOME IN TOWN OR EXCELLENT INCOME OPPORTUNITY.

Key facts

• 0.31 acre lot
• 2 garage spots
• Built 1968

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.2% in Crockett — 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 61/100 on livability (#1,005 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: schools F, amenities F, commute F.
• Crockett ISD (town): math 22% / reading 28% proficiency, ranked #736 of 826 in TX (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 277 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3 units permitted in Houston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Houston County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1968 — 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: 1.07% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.93%
• DSCR: 1.22
• GRM: 7.8

CMA / ARV

• ARV (median comp): $150,345
• List price: $105,000
• Delta: -30.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 Frye St	0.18mi	3/2.0	1,478 (+6%)	16mo	$153,700	$104	69
129 S Grace St	0.49mi	3/2.0	1,452 (+4%)	5mo	$299,000	$206	67
1314 Hooks St	0.30mi	3/2.0	1,232 (-12%)	1mo	$162,500	$132	65
1403 Sanders	0.22mi	3/2.0	1,206 (-14%)	5mo	$150,000	$124	62
104 Lakeway Dr	0.51mi	3/1.5	1,387 (-1%)	14mo	$179,500	$129	61
1312 Hooks St	0.30mi	3/2.0	1,260 (-10%)	12mo	$195,000	$155	60
133 Briar Ln	0.23mi	3/2.0	1,216 (-13%)	15mo	$130,000	$107	54
100 J B Mcduff Dr	0.14mi	3/2.0	1,199 (-14%)	22mo	$169,000	$141	52
802&804 E Goliad Ave	0.67mi	2/1.0 (-1)	1,296 (-7%)	1mo	$245,000	$189	46
506 S 5th St	0.63mi	2/2.0 (-1)	1,568 (+12%)	3mo	$129,900	$83	43
107 Village Way	0.32mi	2/2.0 (-1)	1,248 (-11%)	24mo	$120,000	$96	42

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-9,278
• Equity at exit: $15,656

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $2,007
• Equity at exit: $9,078

Cash invested: $29,400 (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 75835

• Home prices YoY: -15.8%
• Active inventory: 277
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,128 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$176 /mo · $2,116/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $121

Break-even live

Break-even rent $976

Max offer price $105,000

Occupancy floor 84%

Sensitivity live

Price	-10% $180	-5% $150	+0% $121	+5% $91	+10% $61
Rent	-10% $32	-5% $76	+0% $121	+5% $165	+10% $210
Rate	-1.0pp $174	-0.5pp $147	base $121	+0.5pp $94	+1.0pp $66

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 N Gordon Dr Unit A Crockett, TX	2.0	1.0	980	$900	$0.92	45d	1	0.69mi
2109 E Goliad Ave Crockett, TX	2.0	1.0	1348	$1,300	$0.96	45d	1	0.72mi

Listing history 18 events

1. 2026-06-21
   days on market $105,000 Active 61 DOM
2. 2026-06-18
   days on market $105,000 Active 59 DOM
3. 2026-06-17
   days on market $105,000 Active 58 DOM
4. 2026-06-16
   days on market $105,000 Active 57 DOM
5. 2026-06-15
   days on market $105,000 Active 56 DOM
6. 2026-06-13
   days on market $105,000 Active 54 DOM
7. 2026-06-12
   days on market $105,000 Active 53 DOM
8. 2026-06-09
   days on market $105,000 Active 50 DOM
9. 2026-06-08
   days on market $105,000 Active 49 DOM
10. 2026-06-08
    days on market $105,000 Active 48 DOM
11. 2026-06-07
    days on market $105,000 Active 47 DOM
12. 2026-06-03
    days on market $105,000 Active 44 DOM
13. 2026-06-02
    days on market $105,000 Active 43 DOM
14. 2026-06-01
    days on market $105,000 Active 42 DOM
15. 2026-05-31
    days on market $105,000 Active 41 DOM
16. 2026-04-20
    listed $105,000 Active 254-char remark

    Show marketing remark (254 chars)

    OLDER HOME BUILT IN THE SIXTIES, THREE BEDROOM TWO BATH, LARGE FAMILY ROOM, DINING ROOM AND SEPERATE BREAKFAST ROOM. TWO CAR GARAGE, WITH A FENCED IN BACKYARD. HOME IS NEED OF RENOVATION, BUT COULD BE PERFECT HOME IN TOWN OR EXCELLENT INCOME OPPORTUNITY.

17. 2008-08-30
    historical
18. 2007-11-18
    listed $69,500

ⓘ 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: $2,116 · $176/mo
• Projected year-2 tax: $2,116 · $176/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 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: $13,541
• − Mortgage interest: −$5,882
• − Property taxes: −$2,116
• − Insurance: −$525
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$3,055
• Taxable loss: −$202
• Est. tax savings @ 24.0%: +$49
• After-tax cash flow: $1,498/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: Crockett ISD
• NCES district ID: 4815720
• Math proficiency: 22% ▬ 0.00%
• Reading proficiency: 28% ▲ 1.00%
• Median HH income: $26,917
• Composite: 19.83/100
• National rank: #8699
• State rank: #736 of 826 in TX

Livability — Crockett

• Score: 61/100
• State rank: #1005
• US rank: #17855

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crockett, TX
• Population (ZIP): 11,805

Population outlook (Houston County) Hauer SSP2

• Today (2025): 21,269 people
• By 2030: 20,568 · -3.3%
• By 2040: 19,255 · -9.5%
• By 2050: 17,980 · -15.5%
• By 2075: 15,214 · -28.5%
• By 2100: 11,720 · -44.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Black 25% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Houston

• 2024 margin: Solid R (+55.4) · D 22.1% · R 77.4%
• 2008→2024 swing: -18.1pp toward R · 2008: -37.3pp · 2024: -55.4pp
• All cycles: 2024: R+55.4 2020: R+50.3 2016: R+50.9 2012: R+44.3 2008: R+37.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.03%
• Current HPI: 149.4937
• 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

+51.1% since first listed

3 events — show timeline

• 2026-04-20 Listed $105,000 HARMLS
• 2008-08-30 Listing Removed — HARMLS
• 2007-11-18 Listed $69,500 HARMLS

Property tax history

+5.1%/yr

Latest (2025): $2,116 · +0.1% YoY. Source: county tax records.