362 County Road 857 · Evadale, TX 77612

$107,824

4 bd · 2.0 ba · 1,677 sqft · SingleFamily public records · 291 Days on market

Built 1980 0.29 ac lot $64/sqft · 20% below area Est $134k · 20% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.6/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUST LISTED! This is a renovator's dream in Evadale, TX! This spacious four-bedroom, two-bathroom home, located in a tranquil neighborhood near Downtown Silsbee and Evadale Elementary, presents an exciting opportunity for restoration. Explore the vibrant offerings of nearby Beaumont while envisioning the potential of this property. It is being sold AS IS but has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• 0.29 acre lot
• Garage
• Built 1980

Tags

• TRANQUIL NEIGHBORHOOD
• NEAR DOWNTOWN SILSBEE
• NEAR EVADALE ELEMENTARY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $95k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#205 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Evadale ISD (rural): math 38% / reading 46% proficiency, ranked #609 of 1,141 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Evadale El (math 32% / reading 27%, grade F, #2,525 of 4,322 statewide, top 62%, 176 students, 46% FRL); Evadale J H (math 12% / reading 27%, grade F, #1,445 of 1,662 statewide, top 88%, 80 students, 49% FRL); Evadale H S (math 54% / reading 54%, grade C-, #379 of 1,632 statewide, top 26%, 115 students, 40% FRL).
• Market conditions: 103 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 45 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $745 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jasper County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 291 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,885 (12.0% below list)

Questions for the listing agent

1. It's been on market 291 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.16%
• DSCR: 1.50
• GRM: 7.2

CMA / ARV

• ARV (median comp): $134,172
• List price: $107,824
• Delta: -19.64%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
331 County Road 857	0.04mi	3/2.0 (-1)	1,722 (+3%)	8mo	$175,000	$102	82

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: 0.4%
• Equity multiple: 1.01×
• Total profit: $413
• Equity at exit: $16,077

10-year hold

• IRR: 10.0%
• Equity multiple: 1.77×
• Total profit: $23,377
• Equity at exit: $9,323

Cash invested: $30,191 (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 77612

• Home prices YoY: -5.7%
• Active inventory: 103
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$565
• Tax from tax record: −$96 /mo · $1,155/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $281

Break-even live

Break-even rent $894

Max offer price $107,824

Occupancy floor 73%

Sensitivity live

Price	-10% $342	-5% $311	+0% $281	+5% $250	+10% $220
Rent	-10% $182	-5% $232	+0% $281	+5% $330	+10% $380
Rate	-1.0pp $335	-0.5pp $308	base $281	+0.5pp $253	+1.0pp $225

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: $26,956
• Closing costs: $3,235
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
326 County Road 852 Buna, TX	3.0	2.0	1064	$1,250	$1.17	45d	1	0.56mi

Listing history 18 events

1. 2026-06-21
   days on market $107,824 Active 291 DOM
2. 2026-06-18
   days on market $107,824 Active 288 DOM
3. 2026-06-17
   days on market $107,824 Active 287 DOM
4. 2026-06-16
   days on market $107,824 Active 286 DOM
5. 2026-06-15
   days on market $107,824 Active 285 DOM
6. 2026-06-14
   days on market $107,824 Active 283 DOM
7. 2026-06-13
   days on market $107,824 Active 282 DOM
8. 2026-06-10
   days on market $107,824 Active 280 DOM
9. 2026-06-09
   days on market $107,824 Active 279 DOM
10. 2026-06-08
    days on market $107,824 Active 278 DOM
11. 2026-06-07
    days on market $107,824 Active 277 DOM
12. 2026-06-05
    days on market $107,824 Active 274 DOM
13. 2026-06-03
    days on market $107,824 Active 273 DOM
14. 2026-06-02
    days on market $107,824 Active 272 DOM
15. 2026-06-01
    days on market $107,824 Active 271 DOM
16. 2026-05-31
    days on market $107,824 Active 270 DOM
17. 2026-05-30
    days on market $107,824 Active 269 DOM
18. 2025-09-03
    listed $107,824 Active 609-char remark

    Show marketing remark (609 chars)

    JUST LISTED! This is a renovator's dream in Evadale, TX! This spacious four-bedroom, two-bathroom home, located in a tranquil neighborhood near Downtown Silsbee and Evadale Elementary, presents an exciting opportunity for restoration. Explore the vibrant offerings of nearby Beaumont while envisioning the potential of this property. It is being sold AS IS but has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

ⓘ 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: $1,155 · $96/mo
• Projected year-2 tax: $1,973 · $164/mo
• Expected delta: +$818/yr (+$68/mo · 70.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $15,000
• − Mortgage interest: −$6,040
• − Property taxes: −$1,155
• − Insurance: −$539
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$3,137
• Taxable income: $1,729
• Est. tax owed @ 24.0%: −$415
• After-tax cash flow: $2,956/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: Evadale ISD
• NCES district ID: 4818750
• Math proficiency: 38% ▬ 0.00%
• Reading proficiency: 46% ▲ 3.00%
• Median HH income: $55,985
• Composite: 39.05/100
• National rank: #8273
• State rank: #609 of 1141 in TX

Livability — Evadale

• Score: 73/100
• State rank: #205
• US rank: #5091

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evadale, TX
• City population: 256
• Population (ZIP): 9,152

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 33,986 people
• By 2030: 32,965 · -3.0%
• By 2040: 30,908 · -9.1%
• By 2050: 28,893 · -15.0%
• By 2075: 24,828 · -26.9%
• By 2100: 19,987 · -41.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+66.6) · D 16.5% · R 83.1%
• 2008→2024 swing: -24.6pp toward R · 2008: -42.0pp · 2024: -66.6pp
• All cycles: 2024: R+66.6 2020: R+61.4 2016: R+59.9 2012: R+48.4 2008: R+42.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.14%
• Current HPI: 168.7562
• 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

1 event — show timeline

• 2025-09-03 Listed $107,824 HARMLS

Property tax history

-4.3%/yr

Latest (2024): $1,155 · -1.0% YoY. Source: county tax records.