108 7th St · Palestine, TX 75803

$79,500

3 bd · 1.0 ba · 1,236 sqft · SingleFamily public records · 70 Days on market

Built 1952 Fair condition 0.26 ac lot $64/sqft · 39% below area Est $130k · 39% under ↓ 16% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 108 7th Street! A beautiful and charming traditional style home on a large corner lot with a large front covered porch! This property is priced to sell. This 3 bedroom 1 bath home will give you all that you are looking for. A well sized backyard for your wonderful private family gatherings and entertainment. You will fall in love and want to call this place HOME!!! Save Money with No HOA/maintenance fees! COME AND SEE THIS PROPERTY TODAY!

Key facts

• Front covered porch
• Well sized backyard
• Large corner lot

Tags

• LARGE CORNER LOT
• FRONT COVERED PORCH
• WELL SIZED BACKYARD
• NO HOA MAINTENANCE FEES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 3.8% in Palestine — 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 66/100 on livability (#657 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D, amenities F.
• Westwood ISD (town): math 28% / reading 29% proficiency, ranked #659 of 826 in TX (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Westwood El (math 24% / reading 25%, grade F, #3,052 of 4,322 statewide, top 74%, 408 students, 74% FRL); Westwood J H (math 42% / reading 37%, grade F, #660 of 1,662 statewide, top 41%, 205 students, 77% FRL); Westwood H S (math 22% / reading 32%, grade F, #1,204 of 1,632 statewide, top 75%, 438 students, 69% FRL) — zoned schools average 73% FRL vs 56% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 166 active listings in the ZIP; 29 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Anderson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,730 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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.
10. 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.
11. 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: 1.68% ✓
• Cap rate: 12.52%
• Cash-on-cash: 22.24%
• DSCR: 1.99
• GRM: 4.9

CMA / ARV

• ARV (median comp): $129,628
• List price: $79,500
• Delta: -38.67%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 5th St	0.12mi	2/1.0 (-1)	1,019 (-18%)	10mo	$125,000	$123	56
117 Clearview Dr	0.76mi	3/1.5	1,234 (-0%)	9mo	$139,000	$113	56
108 Romallen Dr	0.40mi	3/1.0	1,087 (-12%)	14mo	$149,000	$137	50
116 Clearview Dr	0.75mi	3/1.0	1,305 (+6%)	8mo	$138,900	$106	49
105 Bellview Dr	0.99mi	3/1.0	1,114 (-10%)	6mo	$99,000	$89	44
112 Cedar Heights Dr	0.92mi	3/2.0	1,377 (+11%)	10mo	$138,900	$101	33
1113 Salt Works Rd	0.63mi	3/2.0	1,354 (+10%)	21mo	$125,000	$92	33
319 Lowe St	0.68mi	4/1.0 (+1)	1,081 (-12%)	23mo	$74,500	$69	23

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: 15.1%
• Equity multiple: 1.61×
• Total profit: $13,477
• Equity at exit: $11,854

10-year hold

• IRR: 23.8%
• Equity multiple: 3.06×
• Total profit: $45,896
• Equity at exit: $6,874

Cash invested: $22,260 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 6 under contract
• Months of supply: 48.0 mo (2%/mo absorbed)
• Median asking: $114,700 ($97/sqft)
• Median days on market: 247 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: +8.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75803

• Home prices YoY: -34.0%
• Active inventory: 166
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,339 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$195 /mo · $2,341/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $413

Break-even live

Break-even rent $817

Max offer price $79,500

Occupancy floor 64%

Sensitivity live

Price	-10% $458	-5% $435	+0% $413	+5% $390	+10% $368
Rent	-10% $307	-5% $360	+0% $413	+5% $466	+10% $518
Rate	-1.0pp $453	-0.5pp $433	base $413	+0.5pp $392	+1.0pp $371

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: $19,875
• Closing costs: $2,385
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-02
   days on market $79,500 Active 70 DOM
2. 2026-06-01
   days on market $79,500 Active 69 DOM
3. 2026-05-31
   days on market $79,500 Active 68 DOM
4. 2026-05-31
   days on market $79,500 Active 67 DOM
5. 2026-04-29
   price $79,500 458-char remark

   Show marketing remark (458 chars)

   Welcome home to 108 7th Street! A beautiful and charming traditional style home on a large corner lot with a large front covered porch! This property is priced to sell. This 3 bedroom 1 bath home will give you all that you are looking for. A well sized backyard for your wonderful private family gatherings and entertainment. You will fall in love and want to call this place HOME!!! Save Money with No HOA/maintenance fees! COME AND SEE THIS PROPERTY TODAY!

6. 2026-04-14
   price $84,500 458-char remark

   Show marketing remark (458 chars)

   Welcome home to 108 7th Street! A beautiful and charming traditional style home on a large corner lot with a large front covered porch! This property is priced to sell. This 3 bedroom 1 bath home will give you all that you are looking for. A well sized backyard for your wonderful private family gatherings and entertainment. You will fall in love and want to call this place HOME!!! Save Money with No HOA/maintenance fees! COME AND SEE THIS PROPERTY TODAY!

7. 2026-03-24
   listed $94,500 Active 458-char remark

   Show marketing remark (458 chars)

   Welcome home to 108 7th Street! A beautiful and charming traditional style home on a large corner lot with a large front covered porch! This property is priced to sell. This 3 bedroom 1 bath home will give you all that you are looking for. A well sized backyard for your wonderful private family gatherings and entertainment. You will fall in love and want to call this place HOME!!! Save Money with No HOA/maintenance fees! COME AND SEE THIS PROPERTY TODAY!

8. 2007-12-11
   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: $2,341 · $195/mo
• Projected year-2 tax: $2,341 · $195/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 28 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $16,066
• − Mortgage interest: −$4,453
• − Property taxes: −$2,341
• − Insurance: −$398
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$2,313
• Taxable income: $3,992
• Est. tax owed @ 24.0%: −$958
• After-tax cash flow: $3,993/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 · 10 photos

Fair 45/100 Moderate rehab Est. rehab $30,900–$55,620 screening

This home requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include the kitchen, bathroom, and exterior. Fresh paint, cleaning, and minor repairs will significantly enhance its appeal.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom tiles — Stained appearance
• Minor Front porch — Needs cleaning

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Clean kitchen countertops — Clean countertops improve functionality and appearance. ↑
• Both Clean bathroom fixtures — Clean fixtures enhance functionality and appearance. ↑
• Both Replace worn kitchen cabinets — New cabinets improve functionality and aesthetics. ↑
• Both Replace stained bathroom tiles — New tiles improve functionality and aesthetics. ↑
• Both Clean front porch — Clean porch enhances curb appeal and functionality. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 27/100

Zoned Schools

Elementary Westwood Pri High Westwood H S F TX #1,204/1,632 Nat'l #11,887/17,239

Schools (NCES district)

• District: Westwood ISD
• NCES district ID: 4843290
• Math proficiency: 28% ▼ -8.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $44,200
• Composite: 24.41/100
• National rank: #7684
• State rank: #659 of 826 in TX

C Composite livability gradescore 66/100

Livability — Palestine

• Score: 66/100
• State rank: #657
• US rank: #12357

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palestine, TX
• County: Anderson · 56,663 people
• City population: 17,531
• Population (ZIP): 21,390
• Household income: $59,947
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 8% of renters

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Population outlook (Anderson County) Hauer SSP2

• Today (2025): 56,663 people
• By 2030: 57,373 · +1.3%
• By 2040: 58,960 · +4.1%
• By 2050: 59,073 · +4.3%
• By 2075: 53,737 · -5.2%
• By 2100: 42,516 · -25.0%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Hispanic / Latino 24% Two or more races 17% Black 14%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Romanian 1% Iranian 1% Slovak 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 1% Other Indo-European 1%

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Political lean MEDSL · Anderson

• 2024 margin: Solid R (+61.8) · D 18.8% · R 80.6%
• 2008→2024 swing: -18.3pp toward R · 2008: -43.5pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+58.0 2016: R+58.1 2012: R+52.2 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.92%
• Current HPI: 186.4885
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-15.9% since first listed

4 events — show timeline

• 2026-04-29 Price Changed $79,500 HARMLS
• 2026-04-14 Price Changed $84,500 HARMLS
• 2026-03-24 Listed $94,500 HARMLS
• 2007-12-11 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,341 · +8.0% YoY. Source: county tax records.