312 James St · Brackettville, TX 78832

$35,000

2 bd · 1.0 ba · 795 sqft · SingleFamily public records · 692 Days on market

Built 1916 8,276 sqft lot $44/sqft · 60% below area ↓ 22% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step into a piece of Brackettville proper History. Used as a general store in the early 1900s this property is ready to be taken over and remodeled to its potential. Located directly across from the Historical Museum in the heart of Brackettville, this property is an investors dream. Its large lot hosts an additional storage area with a carport as well as an original "outhouse" giving it that historic feel. When you arrive to the property you are greeted with a large front covered patio. Enter into the living room/kitchen where the current owners began to install new flooring. Remaining flooring to finish the job remains with the home. As you walk into the bedroom off the living room you will find the bathroom as well as an additional bedroom off the rear. Also located in the primary bedroom is an entrance door to the basement below, once used as storage for the local medical needs. Come and take a look and make plans of bringing this unique home back to life!

Key facts

• 8,276 sq ft lot
• Community pool
• Built 1916

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($791 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#749 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: health & safety C-, schools D+, amenities F.
• Brackett ISD (town): math 34% / reading 52% proficiency, ranked #363 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 68 active listings in the ZIP; 2 units permitted in Kinney County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($242 loan paydown + $2k appreciation (5.7% local appreciation)).
• At projected returns (5.7% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 692 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 692 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 1916 — 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 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?
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: 2.26% ✓
• Cap rate: 19.28%
• Cash-on-cash: 46.37%
• DSCR: 3.06
• GRM: 3.7

CMA / ARV

• ARV (median comp): $87,679
• List price: $35,000
• Delta: -60.08%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
161 Avenida Juarez	0.67mi	2/1.5	832 (+5%)	12mo	$120,000	$144	48

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

Projected returns pro-forma

5.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 55.1%
• Equity multiple: 4.43×
• Total profit: $33,581
• Equity at exit: $21,302

10-year hold

• IRR: 52.2%
• Equity multiple: 9.17×
• Total profit: $80,106
• Equity at exit: $38,041

Cash invested: $9,800 (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 78832

• Home prices YoY: 5.0%
• Active inventory: 68
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $791 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$48 /mo · $575/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $379

Break-even live

Break-even rent $311

Max offer price $35,000

Occupancy floor 47%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $35,000 Active 692 DOM
2. 2026-06-18
   days on market $35,000 Active 691 DOM
3. 2026-06-17
   days on market $35,000 Active 690 DOM
4. 2026-06-16
   days on market $35,000 Active 689 DOM
5. 2026-06-15
   days on market $35,000 Active 688 DOM
6. 2026-06-14
   days on market $35,000 Active 686 DOM
7. 2026-06-13
   days on market $35,000 Active 685 DOM
8. 2026-06-10
   days on market $35,000 Active 683 DOM
9. 2026-06-09
   days on market $35,000 Active 682 DOM
10. 2026-06-08
    days on market $35,000 Active 681 DOM
11. 2026-06-07
    days on market $35,000 Active 680 DOM
12. 2026-06-03
    days on market $35,000 Active 676 DOM
13. 2026-06-02
    days on market $35,000 Active 675 DOM
14. 2026-06-01
    days on market $35,000 Active 674 DOM
15. 2026-05-31
    days on market $35,000 Active 673 DOM
16. 2026-05-30
    days on market $35,000 Active 672 DOM
17. 2026-02-07
    price $35,000 984-char remark

    Show marketing remark (984 chars)

    Step into a piece of Brackettville proper History. Used as a general store in the early 1900s this property is ready to be taken over and remodeled to its potential. Located directly across from the Historical Museum in the heart of Brackettville, this property is an investors dream. Its large lot hosts an additional storage area with a carport as well as an original "outhouse" giving it that historic feel. When you arrive to the property you are greeted with a large front covered patio. Enter into the living room/kitchen where the current owners began to install new flooring. Remaining flooring to finish the job remains with the home. As you walk into the bedroom off the living room you will find the bathroom as well as an additional bedroom off the rear. Also located in the primary bedroom is an entrance door to the basement below, once used as storage for the local medical needs. Come and take a look and make plans of bringing this unique home back to life!

18. 2025-07-23
    status Back on Market 984-char remark

    Show marketing remark (984 chars)

    Step into a piece of Brackettville proper History. Used as a general store in the early 1900s this property is ready to be taken over and remodeled to its potential. Located directly across from the Historical Museum in the heart of Brackettville, this property is an investors dream. Its large lot hosts an additional storage area with a carport as well as an original "outhouse" giving it that historic feel. When you arrive to the property you are greeted with a large front covered patio. Enter into the living room/kitchen where the current owners began to install new flooring. Remaining flooring to finish the job remains with the home. As you walk into the bedroom off the living room you will find the bathroom as well as an additional bedroom off the rear. Also located in the primary bedroom is an entrance door to the basement below, once used as storage for the local medical needs. Come and take a look and make plans of bringing this unique home back to life!

19. 2025-07-22
    historical 984-char remark

    Show marketing remark (984 chars)

    Step into a piece of Brackettville proper History. Used as a general store in the early 1900s this property is ready to be taken over and remodeled to its potential. Located directly across from the Historical Museum in the heart of Brackettville, this property is an investors dream. Its large lot hosts an additional storage area with a carport as well as an original "outhouse" giving it that historic feel. When you arrive to the property you are greeted with a large front covered patio. Enter into the living room/kitchen where the current owners began to install new flooring. Remaining flooring to finish the job remains with the home. As you walk into the bedroom off the living room you will find the bathroom as well as an additional bedroom off the rear. Also located in the primary bedroom is an entrance door to the basement below, once used as storage for the local medical needs. Come and take a look and make plans of bringing this unique home back to life!

20. 2024-07-26
    listed $45,000 New 984-char remark

    Show marketing remark (984 chars)

    Step into a piece of Brackettville proper History. Used as a general store in the early 1900s this property is ready to be taken over and remodeled to its potential. Located directly across from the Historical Museum in the heart of Brackettville, this property is an investors dream. Its large lot hosts an additional storage area with a carport as well as an original "outhouse" giving it that historic feel. When you arrive to the property you are greeted with a large front covered patio. Enter into the living room/kitchen where the current owners began to install new flooring. Remaining flooring to finish the job remains with the home. As you walk into the bedroom off the living room you will find the bathroom as well as an additional bedroom off the rear. Also located in the primary bedroom is an entrance door to the basement below, once used as storage for the local medical needs. Come and take a look and make plans of bringing this unique home back to life!

21. 1998-04-21
    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: $575 · $48/mo
• Projected year-2 tax: $640 · $53/mo
• Expected delta: +$66/yr (+$5/mo · 11.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 5 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $9,489
• − Mortgage interest: −$1,961
• − Property taxes: −$575
• − Insurance: −$175
• − Repairs & maintenance: −$759
• − Management: −$759
• − Depreciation: −$1,018
• Taxable income: $4,243
• Est. tax owed @ 24.0%: −$1,018
• After-tax cash flow: $3,526/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: Brackett ISD
• NCES district ID: 4811070
• Math proficiency: 34% ▼ -13.00%
• Reading proficiency: 52% ▲ 3.00%
• Median HH income: $32,912
• Composite: 35.28/100
• National rank: #4973
• State rank: #363 of 826 in TX

Livability — Brackettville

• Score: 64/100
• State rank: #749
• US rank: #13807

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: Brackettville, TX
• Population (ZIP): 3,140

Population outlook (Kinney County) Hauer SSP2

• Today (2025): 3,487 people
• By 2030: 3,434 · -1.5%
• By 2040: 3,396 · -2.6%
• By 2050: 3,458 · -0.8%
• By 2075: 3,472 · -0.4%
• By 2100: 2,845 · -18.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (53%)
• Race & ethnicity: Hispanic / Latino 53% White 45% Two or more races 18% Native American 3%
• Hispanic origin (detail): Mexican 44% Puerto Rican 1%
• Common ancestry: Slovak 2% Portuguese 1% Italian 1%
• Foreign-born: 12% · Canada
• Languages at home: 58% English-only · Spanish 42%

Political lean MEDSL · Kinney

• 2024 margin: Solid R (+50.5) · D 24.4% · R 74.9%
• 2008→2024 swing: -32.9pp toward R · 2008: -17.7pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+43.5 2016: R+33.6 2012: R+25.1 2008: R+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.68%
• Current HPI: 119.7891
• 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

-22.2% since first listed

5 events — show timeline

• 2026-02-07 Price Changed $35,000 LERA
• 2025-07-23 Relisted — LERA
• 2025-07-22 Listing Removed — LERA
• 2024-07-26 Listed $45,000 LERA
• 1998-04-21 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2025): $575 · -0.7% YoY. Source: county tax records.