507 S Jackson St · Kaufman, TX 75142

$179,000

3 bd · 1.0 ba · 1,625 sqft · SingleFamily public records · 195 Days on market

Built 1955 10,019 sqft lot $110/sqft · 25% below area Est $240k · 25% under

---

Why this score? — see what drove the C 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Less than 0.25 mile from the Kaufman square. Perfect home for fixer-upper or first time buyers. The home is in need of repairs, see SD in documents for details. Current configuration has 2 bedrooms, but main bedroom is large and can easily be split into 2. Listing Agent is related to Seller. Property information is deemed reliable but not guaranteed. Buyer and buyer’s agent should verify all details, including condition and needed repairs

Key facts

• 0.23 acre lot
• Parking
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: schools D+, amenities F, commute F.
• 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.
• Market conditions: 274 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 195 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 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 1955 — 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: 1.04% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.42%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

• ARV (median comp): $240,218
• List price: $179,000
• Delta: -25.48%
• 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
202 S Nash St	0.30mi	3/2.0	1,624 (-0%)	9mo	$300,000	$185	74
203 S Wilson St	0.29mi	3/2.0	1,624 (-0%)	14mo	$300,000	$185	71
600 Pridmore St	0.21mi	3/2.0	1,450 (-11%)	3mo	$225,000	$155	66
310 E 6th St	0.40mi	3/1.0	1,518 (-7%)	7mo	$244,900	$161	65
200 E 8th St	0.46mi	3/2.0	1,692 (+4%)	4mo	$224,900	$133	64
306 N Jefferson St	0.35mi	4/2.0 (+1)	1,620 (-0%)	14mo	$349,000	$215	62
1400 S Jefferson St	0.40mi	3/2.0	1,560 (-4%)	14mo	$255,000	$163	59
1901 S Jefferson St	0.64mi	3/2.0	1,454 (-10%)	1mo	$269,900	$186	48
1300 S Jefferson St	0.36mi	3/2.0	1,389 (-14%)	11mo	$240,000	$173	46
805 N Dallas St	0.61mi	4/2.5 (+1)	1,553 (-4%)	12mo	$375,000	$241	44
207 E 2nd North St	0.48mi	3/2.0	1,862 (+15%)	9mo	$299,000	$161	42
1002 Royal Dr	0.64mi	4/3.0 (+1)	1,857 (+14%)	6mo	$325,000	$175	28

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-14,557
• Equity at exit: $26,689

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $6,025
• Equity at exit: $15,477

Cash invested: $50,120 (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: 274
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,866 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$234 /mo · $2,812/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $226

Break-even live

Break-even rent $1,579

Max offer price $179,000

Occupancy floor 83%

Sensitivity live

Price	-10% $328	-5% $277	+0% $226	+5% $176	+10% $125
Rent	-10% $79	-5% $153	+0% $226	+5% $300	+10% $374
Rate	-1.0pp $316	-0.5pp $272	base $226	+0.5pp $180	+1.0pp $133

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Love St Kaufman, TX	3.0	2.0	1116	$1,500	$1.34	44d	1	0.89mi
1819 Pecan Valley Dr Kaufman, TX	4.0	2.0	1890	$2,650	$1.40	18d	1	1.05mi
2600 Tabor Pkwy Kaufman, TX	2.0–3.0	2.0	1178	$1,480	$1.26	2d	9	1.13mi
201 Melody Cir Kaufman, TX	3.0	1.5	1288	$1,700	$1.32	45d	1	1.19mi

Listing history 15 events

1. 2026-06-18
   days on market $179,000 Active 195 DOM
2. 2026-06-17
   days on market $179,000 Active 194 DOM
3. 2026-06-16
   days on market $179,000 Active 193 DOM
4. 2026-06-15
   days on market $179,000 Active 192 DOM
5. 2026-06-13
   days on market $179,000 Active 190 DOM
6. 2026-06-13
   days on market $179,000 Active 189 DOM
7. 2026-06-09
   days on market $179,000 Active 186 DOM
8. 2026-06-08
   days on market $179,000 Active 185 DOM
9. 2026-06-07
   days on market $179,000 Active 184 DOM
10. 2026-06-04
    days on market $179,000 Active 181 DOM
11. 2026-06-03
    days on market $179,000 Active 180 DOM
12. 2026-06-02
    days on market $179,000 Active 179 DOM
13. 2026-06-01
    days on market $179,000 Active 178 DOM
14. 2026-05-31
    days on market $179,000 Active 177 DOM
15. 2025-12-05
    listed $179,000 Active 454-char remark

    Show marketing remark (454 chars)

    Less than 0.25 mile from the Kaufman square. Perfect home for fixer-upper or first time buyers. The home is in need of repairs, see SD in documents for details. Current configuration has 2 bedrooms, but main bedroom is large and can easily be split into 2. Listing Agent is related to Seller. Property information is deemed reliable but not guaranteed. Buyer and buyer’s agent should verify all details, including condition and needed repairs

ⓘ 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: $2,812 · $234/mo
• Projected year-2 tax: $3,276 · $273/mo
• Expected delta: +$463/yr (+$39/mo · 16.5%)

ⓘ 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: $22,389
• − Mortgage interest: −$10,027
• − Property taxes: −$2,812
• − Insurance: −$895
• − Repairs & maintenance: −$1,791
• − Management: −$1,791
• − Depreciation: −$5,207
• Taxable loss: −$135
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $2,748/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

1 event — show timeline

• 2025-12-05 Listed $179,000 NTREIS

Property tax history

+4.5%/yr

Latest (2025): $2,812 · +10.0% YoY. Source: county tax records.