801 W Belknap St · Jacksboro, TX 76458

$100,000

3 bd · 1.0 ba · 1,596 sqft · SingleFamily public records · 223 Days on market

Built 1939 9,627 sqft lot $63/sqft · 30% below area Est $143k · 30% under

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Why this score? — see what drove the A- 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
• 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 MLS

Location, Location, LOCATION, this home is ready for the finishing touches. The seller will finish out at a higher price if needed for the buyer. The home is almost completed. A new HVAC and toilets will be installed when under contract. new Cabinets. This home is perfectly located in Jacksboro. The home can be rezoned with the right business plan. Want to put your finishing touches on this house, we can do that. Deal terms are not currently defined. Request your own specific terms when submitting a non-binding offer.

Key facts

• New toilets
• New hvac
• New cabinets

Tags

• NEW HVAC
• NEW TOILETS
• NEW CABINETS
• PERFECTLY LOCATED IN JACKSBORO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $689 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 4.1% 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-, schools F, amenities 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.
• Market conditions: 124 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-1.3% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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

• Watch-outs: built in 1939 — 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 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 1939 — 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: 1.73% ✓
• Cap rate: 14.56%
• Cash-on-cash: 29.54%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (median comp): $142,822
• List price: $100,000
• Delta: -29.98%
• 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
1128 Turner Dr	0.21mi	3/2.0	1,520 (-5%)	12mo	$219,500	$144	68
200 N 8th St	0.27mi	3/2.0	1,580 (-1%)	22mo	$249,000	$158	63
1015 W Archer St	0.22mi	3/—	1,400 (-12%)	9mo	$75,000	$54	61
239 N 10th St	0.47mi	3/1.0	1,516 (-5%)	12mo	$170,000	$112	60
227 N 9th St	0.40mi	2/2.0 (-1)	1,714 (+7%)	2mo	$234,900	$137	58
708 W College St	0.19mi	4/2.0 (+1)	1,658 (+4%)	22mo	$210,000	$127	57
121 N 11th St	0.53mi	3/2.0	1,379 (-14%)	13mo	$125,000	$91	37
529 Stewart	0.59mi	4/2.0 (+1)	1,812 (+14%)	5mo	$215,000	$119	37
304 Moore St	0.70mi	2/1.0 (-1)	1,357 (-15%)	1mo	$205,000	$151	37
120 N 11th St	0.51mi	4/3.0 (+1)	1,814 (+14%)	15mo	$199,900	$110	28
700 N Knox St	0.74mi	4/2.0 (+1)	1,396 (-12%)	13mo	$203,000	$145	25

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: 27.5%
• Equity multiple: 2.25×
• Total profit: $34,924
• Equity at exit: $22,588

10-year hold

• IRR: 32.8%
• Equity multiple: 4.35×
• Total profit: $93,668
• Equity at exit: $22,422

Cash invested: $28,000 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,730 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$112 /mo · $1,340/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $689

Break-even live

Break-even rent $858

Max offer price $100,000

Occupancy floor 55%

Sensitivity live

Price	-10% $746	-5% $717	+0% $689	+5% $661	+10% $633
Rent	-10% $552	-5% $621	+0% $689	+5% $758	+10% $826
Rate	-1.0pp $740	-0.5pp $715	base $689	+0.5pp $663	+1.0pp $637

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	44d	1	0.39mi
205 Lacewell St Jacksboro, TX	3.0	2.0	1548	$2,000	$1.29	21d	1	0.90mi
147 Hillcrest St Jacksboro, TX	3.0	2.0	1741	$1,500	$0.86	44d	1	0.94mi

Listing history 35 events

1. 2026-06-18
   days on market $100,000 Active 223 DOM
2. 2026-06-17
   days on market $100,000 Active 222 DOM
3. 2026-06-16
   days on market $100,000 Active 221 DOM
4. 2026-06-15
   days on market $100,000 Active 220 DOM
5. 2026-06-13
   days on market $100,000 Active 218 DOM
6. 2026-06-13
   days on market $100,000 Active 217 DOM
7. 2026-06-09
   days on market $100,000 Active 214 DOM
8. 2026-06-08
   days on market $100,000 Active 213 DOM
9. 2026-06-07
   days on market $100,000 Active 212 DOM
10. 2026-06-04
    days on market $100,000 Active 209 DOM
11. 2026-06-03
    days on market $100,000 Active 208 DOM
12. 2026-06-02
    days on market $100,000 Active 207 DOM
13. 2026-06-01
    days on market $100,000 Active 206 DOM
14. 2026-05-31
    days on market $100,000 Active 205 DOM
15. 2025-10-31
    listed $100,000 Active 523-char remark

    Show marketing remark (523 chars)

    Location, Location, LOCATION, this home is ready for the finishing touches. The seller will finish out at a higher price if needed for the buyer. The home is almost completed. A new HVAC and toilets will be installed when under contract. new Cabinets. This home is perfectly located in Jacksboro. The home can be rezoned with the right business plan. Want to put your finishing touches on this house, we can do that. Deal terms are not currently defined. Request your own specific terms when submitting a non-binding offer.

16. 2025-08-01
    historical
17. 2024-08-01
    listed $100,000 Active
18. 2024-06-29
    historical
19. 2024-01-31
    price $105,000
20. 2023-10-21
    listed $110,000 Active
21. 2023-08-02
    historical
22. 2023-07-19
    price $124,000
23. 2023-06-30
    price $125,000
24. 2023-05-25
    price $129,900
25. 2023-04-30
    price $143,000
26. 2023-03-07
    price $145,000
27. 2023-02-28
    price $149,000
28. 2022-12-02
    listed $150,000 Active
29. 2021-08-19
    soldstatus
30. 2013-04-20
    historical
31. 2012-10-18
    listed $34,700
32. 2003-05-27
    soldstatus
33. 1991-08-16
    soldstatus
34. 1989-10-25
    soldstatus
35. 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: $1,340 · $112/mo
• Projected year-2 tax: $1,830 · $152/mo
• Expected delta: +$490/yr (+$41/mo · 36.6%)

ⓘ 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: $20,763
• − Mortgage interest: −$5,602
• − Property taxes: −$1,340
• − Insurance: −$500
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$2,909
• Taxable income: $7,090
• Est. tax owed @ 24.0%: −$1,702
• After-tax cash flow: $6,568/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

+188.2% since first listed

21 events — show timeline

• 2025-10-31 Listed $100,000 NTREIS
• 2025-08-01 Listing Removed — NTREIS
• 2024-08-01 Listed $100,000 NTREIS
• 2024-06-29 Listing Removed — NTREIS
• 2024-01-31 Price Changed $105,000 NTREIS
• 2023-10-21 Listed $110,000 NTREIS
• 2023-08-02 Listing Removed — NTREIS
• 2023-07-19 Price Changed $124,000 NTREIS
• 2023-06-30 Price Changed $125,000 NTREIS
• 2023-05-25 Price Changed $129,900 NTREIS
• 2023-04-30 Price Changed $143,000 NTREIS
• 2023-03-07 Price Changed $145,000 NTREIS
• 2023-02-28 Price Changed $149,000 NTREIS
• 2022-12-02 Listed $150,000 NTREIS
• 2021-08-19 Sold (Public Records) — Public Records
• 2013-04-20 Listing Removed — NTREIS
• 2012-10-18 Listed $34,700 NTREIS
• 2003-05-27 Sold (Public Records) — Public Records
• 1991-08-16 Sold (Public Records) — Public Records
• 1989-10-25 Sold (Public Records) — Public Records
• 1988-10-25 Sold (Public Records) — Public Records

Property tax history

+13.5%/yr

Latest (2025): $1,340 · +0.1% YoY. Source: county tax records.