1600 S Jackson St · Kaufman, TX 75142

$165,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 78 Days on market

Built 1975 6,795 sqft lot $132/sqft · 20% below area Est $206k · 20% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.8/30.0
• 1% rule +4.5/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy 3 bedroom 1 bathroom home featuring a woodburning fireplace, an eat-in kitchen with tile countertops, a breakfast bar, and a double oven. The home offers a 1-car carport with a garage door, plus an additional 2nd carport open to the backyard. The kitchen opens to a large back room—ideal for entertaining, a sunroom, or extra storage. Enjoy a covered front porch and plenty of potential. Recently reroofed and leveled. Primary bedroom had a half bath, currently has a sink, but is plumbed for a toilet. Tenant occupied. Everything in the home and outside will be removed prior to closing.

Key facts

• 1-car carport
• Tile countertops
• Eat-in kitchen

Tags

• WOODBURNING FIREPLACE
• EAT-IN KITCHEN
• TILE COUNTERTOPS
• BREAKFAST BAR
• DOUBLE OVEN
• 1-CAR CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (5.2% below list).
• Recommended offer: $146k (11.3% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 4.1% in Kaufman — 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 (#478 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment D-.
• Kaufman ISD (town): math 38% / reading 39% proficiency, ranked #437 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Helen Edward Early Childhood Center (494 students, 79% FRL); Norman J H (math 36% / reading 35%, grade F, #827 of 1,662 statewide, top 51%, 989 students, 70% FRL); Kaufman H S (math 44% / reading 46%, grade D-, #643 of 1,632 statewide, top 40%, 1,303 students, 70% FRL) — zoned schools average 73% FRL vs 58% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 278 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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: property tax is 3.0% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $146,305 (11.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.95% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.75%
• DSCR: 0.88
• GRM: 8.8

CMA / ARV

• ARV (median comp): $205,864
• List price: $165,000
• Delta: -19.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1700 S Jefferson St	0.07mi	3/2.0	1,323 (+6%)	0mo	$217,680	$165	83
203 E 7th St	0.18mi	3/1.0	1,168 (-6%)	1mo	$139,900	$120	80
202 E 10th St	0.17mi	4/1.0 (+1)	1,234 (-1%)	8mo	$234,990	$190	78
1805 Austin Dr	0.17mi	3/2.0	1,325 (+6%)	10mo	$220,000	$166	69
1425 Crestview Dr	0.52mi	3/2.0	1,252 (+0%)	4mo	$189,900	$152	68
1704 Phillips Ln	0.41mi	3/1.0	1,166 (-7%)	5mo	$179,900	$154	66
1802 Feagin St	0.22mi	4/2.0 (+1)	1,332 (+7%)	6mo	$270,000	$203	65
501 Phillips Cir	0.39mi	4/2.0 (+1)	1,268 (+2%)	9mo	$225,000	$177	63
1005 Phillips Cir	0.48mi	3/2.0	1,362 (+9%)	3mo	$150,000	$110	56
605 S Wilson St	0.54mi	4/1.0 (+1)	1,325 (+6%)	5mo	$175,000	$132	56
800 Phillips Cir	0.49mi	4/2.0 (+1)	1,327 (+6%)	6mo	$210,000	$158	52
605 Cates Dr	0.71mi	3/1.5	1,158 (-7%)	4mo	$198,900	$172	50

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: -20.8%
• Equity multiple: 0.28×
• Total profit: $-33,330
• Equity at exit: $24,602

10-year hold

• IRR: -13.8%
• Equity multiple: 0.20×
• Total profit: $-37,105
• Equity at exit: $14,266

Cash invested: $46,200 (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 75142

• Home prices YoY: -19.8%
• Active inventory: 278
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,564 high
• Mortgage (P&I): −$865
• Tax from tax record: −$407 /mo · $4,887/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $-106

Break-even live

Break-even rent $1,698

Max offer price $146,305

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-59	+0% $-106	+5% $-153	+10% $-199
Rent	-10% $-229	-5% $-168	+0% $-106	+5% $-44	+10% $18
Rate	-1.0pp $-23	-0.5pp $-64	base $-106	+0.5pp $-149	+1.0pp $-192

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 E 7th St Kaufman, TX	3.0	1.0	1168	$1,495	$1.28	0d	1	0.16mi
2600 Tabor Pkwy Kaufman, TX	2.0–3.0	2.0	1178	$1,480	$1.26	0d	9	0.65mi
1608 Leon St Kaufman, TX	3.0	2.0	1233	$1,895	$1.54	0d	1	0.68mi
304 E Hickory St Unit A Kaufman, TX	3.0	2.0	1045	$1,550	$1.48	45d	1	0.84mi
402 N Jefferson St Kaufman, TX	2.0	1.0	985	$1,299	$1.32	12d	1	0.85mi
201 Melody Cir Kaufman, TX	3.0	1.5	1288	$1,700	$1.32	46d	1	1.04mi
107 Love St Kaufman, TX	3.0	2.0	1116	$1,500	$1.34	45d	1	1.20mi
4100 Vista Ln Kaufman, TX	1.0–3.0	1.0–2.0	944	$1,792	$1.90	0d	14	1.26mi
4200 S Washington St Kaufman, TX	1.0–2.0	1.0–2.0	854	$1,715	$2.01	0d	16	1.35mi

Listing history 24 events

1. 2026-06-21
   days on market $165,000 Active 78 DOM
2. 2026-06-18
   days on market $165,000 Active 75 DOM
3. 2026-06-17
   days on market $165,000 Active 74 DOM
4. 2026-06-16
   days on market $165,000 Active 73 DOM
5. 2026-06-15
   days on market $165,000 Active 72 DOM
6. 2026-06-13
   days on market $165,000 Active 70 DOM
7. 2026-06-13
   days on market $165,000 Active 69 DOM
8. 2026-06-09
   days on market $165,000 Active 66 DOM
9. 2026-06-08
   days on market $165,000 Active 65 DOM
10. 2026-06-07
    days on market $165,000 Active 64 DOM
11. 2026-06-04
    days on market $165,000 Active 61 DOM
12. 2026-06-03
    days on market $165,000 Active 60 DOM
13. 2026-06-02
    days on market $165,000 Active 59 DOM
14. 2026-06-01
    days on market $165,000 Active 58 DOM
15. 2026-05-31
    days on market $165,000 Active 57 DOM
16. 2026-05-02
    status Active 599-char remark

    Show marketing remark (599 chars)

    Cozy 3 bedroom 1 bathroom home featuring a woodburning fireplace, an eat-in kitchen with tile countertops, a breakfast bar, and a double oven. The home offers a 1-car carport with a garage door, plus an additional 2nd carport open to the backyard. The kitchen opens to a large back room—ideal for entertaining, a sunroom, or extra storage. Enjoy a covered front porch and plenty of potential. Recently reroofed and leveled. Primary bedroom had a half bath, currently has a sink, but is plumbed for a toilet. Tenant occupied. Everything in the home and outside will be removed prior to closing.

17. 2026-04-28
    historical Active Option Contract 599-char remark

    Show marketing remark (599 chars)

    Cozy 3 bedroom 1 bathroom home featuring a woodburning fireplace, an eat-in kitchen with tile countertops, a breakfast bar, and a double oven. The home offers a 1-car carport with a garage door, plus an additional 2nd carport open to the backyard. The kitchen opens to a large back room—ideal for entertaining, a sunroom, or extra storage. Enjoy a covered front porch and plenty of potential. Recently reroofed and leveled. Primary bedroom had a half bath, currently has a sink, but is plumbed for a toilet. Tenant occupied. Everything in the home and outside will be removed prior to closing.

18. 2026-04-04
    listed $165,000 Active 599-char remark

    Show marketing remark (599 chars)

    Cozy 3 bedroom 1 bathroom home featuring a woodburning fireplace, an eat-in kitchen with tile countertops, a breakfast bar, and a double oven. The home offers a 1-car carport with a garage door, plus an additional 2nd carport open to the backyard. The kitchen opens to a large back room—ideal for entertaining, a sunroom, or extra storage. Enjoy a covered front porch and plenty of potential. Recently reroofed and leveled. Primary bedroom had a half bath, currently has a sink, but is plumbed for a toilet. Tenant occupied. Everything in the home and outside will be removed prior to closing.

19. 2016-07-07
    soldstatus
20. 2006-10-25
    soldstatus
21. 2006-10-20
    soldstatus 451-char remark

    Show marketing remark (451 chars)

    This comfy home updated in 05- 06 by a meticulous homeowner has a great number of updates for its price. Kitchen and mstr bath are beautiful. Updated appliances, ceramic tile countertops & back splash, double oven, stainless steel sink, breakfast bar, and eat in kitchen. Previous windows replaced with new vinyl windows throughout including large bay window. The lush carpet in the living room was replaced in 05. Excellent Kaufman location.

22. 2006-09-22
    historical 451-char remark

    Show marketing remark (451 chars)

    This comfy home updated in 05- 06 by a meticulous homeowner has a great number of updates for its price. Kitchen and mstr bath are beautiful. Updated appliances, ceramic tile countertops & back splash, double oven, stainless steel sink, breakfast bar, and eat in kitchen. Previous windows replaced with new vinyl windows throughout including large bay window. The lush carpet in the living room was replaced in 05. Excellent Kaufman location.

23. 2006-08-30
    listed $89,500 451-char remark

    Show marketing remark (451 chars)

    This comfy home updated in 05- 06 by a meticulous homeowner has a great number of updates for its price. Kitchen and mstr bath are beautiful. Updated appliances, ceramic tile countertops & back splash, double oven, stainless steel sink, breakfast bar, and eat in kitchen. Previous windows replaced with new vinyl windows throughout including large bay window. The lush carpet in the living room was replaced in 05. Excellent Kaufman location.

24. 2000-03-27
    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: $4,887 · $407/mo
• Projected year-2 tax: $4,887 · $407/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,766
• − Mortgage interest: −$9,243
• − Property taxes: −$4,887
• − Insurance: −$825
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$4,800
• Taxable loss: −$3,991
• Est. tax savings @ 24.0%: +$958
• After-tax cash flow: $-312/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: Kaufman ISD
• NCES district ID: 4825200
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $51,081
• Composite: 33.36/100
• National rank: #5485
• State rank: #437 of 826 in TX

Livability — Kaufman

• Score: 68/100
• State rank: #478
• US rank: #9602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kaufman, TX
• Population (ZIP): 23,301

Population outlook (Kaufman County) Hauer SSP2

• Today (2025): 138,716 people
• By 2030: 150,815 · +8.7%
• By 2040: 174,877 · +26.1%
• By 2050: 198,020 · +42.8%
• By 2075: 251,908 · +81.6%
• By 2100: 285,325 · +105.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 53% Hispanic / Latino 39% Two or more races 23% Black 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 10% · Canada
• Languages at home: 69% English-only · Spanish 30%

Political lean MEDSL · Kaufman

• 2024 margin: Strong R (+27.9) · D 35.6% · R 63.5%
• 2008→2024 swing: +7.9pp toward D · 2008: -35.8pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+33.9 2016: R+47.0 2012: R+44.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.48%
• Current HPI: 261.3091
• 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

+84.4% since first listed

9 events — show timeline

• 2026-05-02 Relisted — NTREIS
• 2026-04-28 Contingent — NTREIS
• 2026-04-04 Listed $165,000 NTREIS
• 2016-07-07 Sold (Public Records) — Public Records
• 2006-10-25 Sold (Public Records) — Public Records
• 2006-10-20 Sold (MLS) — NTREIS
• 2006-09-22 Listing Removed — NTREIS
• 2006-08-30 Listed $89,500 NTREIS
• 2000-03-27 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $4,887 · +10.0% YoY. Source: county tax records.