309 S 8th Ave · Teague, TX 75860

$45,000

3 bd · 2.0 ba · 1,213 sqft · SingleFamily · 149 Days on market

Built 1940 7,492 sqft lot $37/sqft · 65% below area ↓ 16% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home is mid-renovation and packed with big-ticket upgrades already completed, making it the perfect opportunity for a buyer ready to put on the finishing touches and make it their own. The property features a new roof, leveled foundation, new HVAC system, new ductwork, and mostly new electrical, giving you peace of mind on the major systems. Inside, you’ll find a spacious layout with an open feel, vaulted ceilings, and a unique loft-style upper area that adds extra usable space—ideal for a bedroom, office, or flex room. The framing, insulation, and layout improvements showcase the progress already made, allowing a new owner to customize finishes to their taste. The home also offers a covered front porch perfect for relaxing, plus a large backyard. Whether you’re an investor looking for your next project or a buyer wanting to create a custom home without starting from scratch, this one is loaded with potential.

Key facts

• Leveled foundation
• New ductwork
• New roof

Tags

• NEW ROOF
• LEVELED FOUNDATION
• NEW HVAC SYSTEM
• NEW DUCTWORK
• MOSTLY NEW ELECTRICAL
• UNIQUE LOFT-STYLE UPPER AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $606 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.4% vs local median 2.6% in Teague — 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 67/100 on livability (#518 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D+, amenities F, commute F.
• Teague ISD (town): math 43% / reading 45% proficiency, ranked #289 of 826 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 83 active listings in the ZIP; 2 units permitted in Freestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($311 loan paydown + $993 appreciation (2.2% local appreciation)).
• Freestone County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 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 1940 — 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: 2.46% ✓
• Cap rate: 22.44%
• Cash-on-cash: 57.67%
• DSCR: 3.57
• GRM: 3.4

CMA / ARV

• ARV (median comp): $128,484
• List price: $45,000
• Delta: -64.98%
• 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
601 S 7th Ave	0.35mi	3/2.0	1,216 (+0%)	4mo	$162,000	$133	80
510 S 10th Ave	0.18mi	3/2.0	1,267 (+4%)	5mo	$135,000	$107	80
615 Oak St	0.12mi	3/1.0	1,252 (+3%)	19mo	$140,000	$112	69
1205 Elm St	0.34mi	3/2.0	1,169 (-4%)	19mo	$79,900	$68	62
608 Cedar St	0.26mi	3/1.5	1,344 (+11%)	11mo	$134,000	$100	59
601 Elm St	0.19mi	3/1.0	1,380 (+14%)	7mo	$70,000	$51	58
712 Oak St	0.05mi	2/1.5 (-1)	1,108 (-9%)	23mo	$129,000	$116	57
408 Cypress St	0.52mi	2/1.0 (-1)	1,232 (+2%)	12mo	$89,000	$72	54
520 Pecan St	0.40mi	2/2.0 (-1)	1,276 (+5%)	18mo	$134,500	$105	53
1209 China St	0.35mi	2/2.0 (-1)	1,098 (-10%)	14mo	$259,000	$236	52
811 N 8th Ave	0.71mi	3/2.0	1,313 (+8%)	17mo	$138,500	$105	39
406 Maple St	0.69mi	2/2.0 (-1)	1,038 (-14%)	15mo	$114,900	$111	26

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

Projected returns pro-forma

2.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.7%
• Equity multiple: 4.34×
• Total profit: $42,123
• Equity at exit: $18,256

10-year hold

• IRR: 62.0%
• Equity multiple: 8.80×
• Total profit: $98,282
• Equity at exit: $26,685

Cash invested: $12,600 (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 75860

• Home prices YoY: 1.5%
• Active inventory: 83
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$14 /mo · $170/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $606

Break-even live

Break-even rent $340

Max offer price $45,000

Occupancy floor 40%

Sensitivity live

Price	-10% $631	-5% $618	+0% $606	+5% $593	+10% $580
Rent	-10% $518	-5% $562	+0% $606	+5% $649	+10% $693
Rate	-1.0pp $628	-0.5pp $617	base $606	+0.5pp $594	+1.0pp $582

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $45,000 Active 149 DOM
2. 2026-06-18
   days on market $45,000 Active 147 DOM
3. 2026-06-17
   days on market $45,000 Active 146 DOM
4. 2026-06-16
   days on market $45,000 Active 145 DOM
5. 2026-06-15
   days on market $45,000 Active 144 DOM
6. 2026-06-15
   days on market $45,000 Active 143 DOM
7. 2026-06-13
   days on market $45,000 Active 142 DOM
8. 2026-06-12
   days on market $45,000 Active 141 DOM
9. 2026-06-09
   days on market $45,000 Active 138 DOM
10. 2026-06-08
    days on market $45,000 Active 137 DOM
11. 2026-06-08
    days on market $45,000 Active 136 DOM
12. 2026-06-05
    days on market $45,000 Active 134 DOM
13. 2026-06-03
    days on market $45,000 Active 132 DOM
14. 2026-06-02
    days on market $45,000 Active 131 DOM
15. 2026-06-01
    days on market $45,000 Active 130 DOM
16. 2026-05-31
    days on market $45,000 Active 129 DOM
17. 2026-03-04
    price $53,000 947-char remark

    Show marketing remark (947 chars)

    Home is mid-renovation and packed with big-ticket upgrades already completed, making it the perfect opportunity for a buyer ready to put on the finishing touches and make it their own. The property features a new roof, leveled foundation, new HVAC system, new ductwork, and mostly new electrical, giving you peace of mind on the major systems. Inside, you’ll find a spacious layout with an open feel, vaulted ceilings, and a unique loft-style upper area that adds extra usable space—ideal for a bedroom, office, or flex room. The framing, insulation, and layout improvements showcase the progress already made, allowing a new owner to customize finishes to their taste. The home also offers a covered front porch perfect for relaxing, plus a large backyard. Whether you’re an investor looking for your next project or a buyer wanting to create a custom home without starting from scratch, this one is loaded with potential.

18. 2026-01-22
    listed $63,000 Active 947-char remark

    Show marketing remark (947 chars)

    Home is mid-renovation and packed with big-ticket upgrades already completed, making it the perfect opportunity for a buyer ready to put on the finishing touches and make it their own. The property features a new roof, leveled foundation, new HVAC system, new ductwork, and mostly new electrical, giving you peace of mind on the major systems. Inside, you’ll find a spacious layout with an open feel, vaulted ceilings, and a unique loft-style upper area that adds extra usable space—ideal for a bedroom, office, or flex room. The framing, insulation, and layout improvements showcase the progress already made, allowing a new owner to customize finishes to their taste. The home also offers a covered front porch perfect for relaxing, plus a large backyard. Whether you’re an investor looking for your next project or a buyer wanting to create a custom home without starting from scratch, this one is loaded with potential.

19. 2025-08-07
    soldstatus
20. 1998-09-18
    soldstatus
21. 1997-07-30
    soldstatus
22. 1993-09-30
    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: $170 · $14/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$653/yr (+$54/mo · 383.8%)

ⓘ 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 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $13,284
• − Mortgage interest: −$2,521
• − Property taxes: −$170
• − Insurance: −$225
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$1,309
• Taxable income: $6,933
• Est. tax owed @ 24.0%: −$1,664
• After-tax cash flow: $5,603/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: Teague ISD
• NCES district ID: 4842300
• Math proficiency: 43% ▼ -5.00%
• Reading proficiency: 45% ▲ 2.00%
• Median HH income: $46,009
• Composite: 37.43/100
• National rank: #4419
• State rank: #289 of 826 in TX

Livability — Teague

• Score: 67/100
• State rank: #518
• US rank: #10201

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Teague, TX
• Population (ZIP): 6,451

Population outlook (Freestone County) Hauer SSP2

• Today (2025): 19,591 people
• By 2030: 19,470 · -0.6%
• By 2040: 19,111 · -2.5%
• By 2050: 18,700 · -4.5%
• By 2075: 17,586 · -10.2%
• By 2100: 14,933 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 50% Hispanic / Latino 30% Two or more races 24% Black 15%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 81% English-only · Spanish 18% Arabic 1%

Political lean MEDSL · Freestone

• 2024 margin: Solid R (+66.3) · D 16.6% · R 82.9%
• 2008→2024 swing: -22.8pp toward R · 2008: -43.5pp · 2024: -66.3pp
• All cycles: 2024: R+66.3 2020: R+61.5 2016: R+59.6 2012: R+50.2 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.21%
• Current HPI: 152.2612
• 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

-15.9% since first listed

6 events — show timeline

• 2026-03-04 Price Changed $53,000 NTREIS
• 2026-01-22 Listed $63,000 NTREIS
• 2025-08-07 Sold (Public Records) — Public Records
• 1998-09-18 Sold (Public Records) — Public Records
• 1997-07-30 Sold (Public Records) — Public Records
• 1993-09-30 Sold (Public Records) — Public Records

Property tax history

-9.7%/yr

Latest (2025): $170 · -0.8% YoY. Source: county tax records.