960 College St · Jasper, TX 75951

$142,500

3 bd · 2.0 ba · 2,097 sqft · SingleFamily public records · 116 Days on market

Built 1950 0.34 ac lot $68/sqft · 25% below area Est $190k · 25% under ↓ 3% 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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Will consider leasing. Great older home featuring 3 bedrooms and 2 bathrooms with a cozy sun porch full of natural light. Enjoy peace of mind with all new windows and a brand-new 2-car carport. A detached outbuilding offers excellent storage with a new door and floor. This home needs just a little TLC to truly shine and make it your own. Located in a great neighborhood close to schools and town. Call today to schedule your showing!

Key facts

• 2 car carport
• Sun porch
• Detached outbuilding

Tags

• SUN PORCH
• NEW WINDOWS
• 2 CAR CARPORT
• DETACHED OUTBUILDING
• EXCELLENT STORAGE
• NEW DOOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Recommended offer: $130k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 4.8% in Jasper — 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 58/100 on livability (#1,225 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime C-, schools F, amenities F.
• Jasper ISD (town): math 22% / reading 26% proficiency, ranked #734 of 826 in TX (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 308 active listings in the ZIP; 2 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 $985 of loan paydown is wiped out by about $4k 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 $40k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($130k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,675 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 F-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: 1.25% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.55%
• DSCR: 1.60
• GRM: 6.7

CMA / ARV

• ARV (median comp): $190,296
• List price: $142,500
• Delta: -25.12%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 Avenue D	0.23mi	4/2.0 (+1)	1,939 (-8%)	17mo	$159,000	$82	58
520 Ogden St	0.34mi	3/1.0	1,786 (-15%)	20mo	$133,000	$74	38

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: 3.6%
• Equity multiple: 1.14×
• Total profit: $5,602
• Equity at exit: $21,247

10-year hold

• IRR: 13.2%
• Equity multiple: 2.05×
• Total profit: $41,845
• Equity at exit: $12,321

Cash invested: $39,900 (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 75951

• Active inventory: 308
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,776 medium
• Mortgage (P&I): −$747
• Tax from tax record: −$146 /mo · $1,750/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $450

Break-even live

Break-even rent $1,206

Max offer price $142,500

Occupancy floor 70%

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 N Peachtree St Jasper, TX	3.0	2.0	1627	$2,000	$1.23	13d	1	0.40mi
209 Cavin St Jasper, TX	3.0	1.0	1418	$1,300	$0.92	19d	1	0.74mi

Listing history 20 events

1. 2026-06-18
   price $142,500 Active 116 DOM
2. 2026-06-18
   days on market $145,900 Active 116 DOM
3. 2026-06-17
   days on market $145,900 Active 115 DOM
4. 2026-06-16
   days on market $145,900 Active 114 DOM
5. 2026-06-15
   days on market $145,900 Active 113 DOM
6. 2026-06-14
   days on market $145,900 Active 111 DOM
7. 2026-06-13
   days on market $145,900 Active 110 DOM
8. 2026-06-10
   days on market $145,900 Active 108 DOM
9. 2026-06-09
   days on market $145,900 Active 107 DOM
10. 2026-06-08
    days on market $145,900 Active 106 DOM
11. 2026-06-07
    days on market $145,900 Active 105 DOM
12. 2026-06-05
    days on market $145,900 Active 102 DOM
13. 2026-06-03
    days on market $145,900 Active 101 DOM
14. 2026-06-02
    days on market $145,900 Active 100 DOM
15. 2026-06-01
    days on market $145,900 Active 99 DOM
16. 2026-05-31
    days on market $145,900 Active 98 DOM
17. 2026-05-31
    days on market $145,900 Active 97 DOM
18. 2026-03-19
    price $145,900 435-char remark

    Show marketing remark (435 chars)

    Will consider leasing. Great older home featuring 3 bedrooms and 2 bathrooms with a cozy sun porch full of natural light. Enjoy peace of mind with all new windows and a brand-new 2-car carport. A detached outbuilding offers excellent storage with a new door and floor. This home needs just a little TLC to truly shine and make it your own. Located in a great neighborhood close to schools and town. Call today to schedule your showing!

19. 2025-12-30
    listed $149,900 Active 435-char remark

    Show marketing remark (435 chars)

    Will consider leasing. Great older home featuring 3 bedrooms and 2 bathrooms with a cozy sun porch full of natural light. Enjoy peace of mind with all new windows and a brand-new 2-car carport. A detached outbuilding offers excellent storage with a new door and floor. This home needs just a little TLC to truly shine and make it your own. Located in a great neighborhood close to schools and town. Call today to schedule your showing!

20. 2021-12-21
    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: $1,750 · $146/mo
• Projected year-2 tax: $2,608 · $217/mo
• Expected delta: +$858/yr (+$71/mo · 49.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $21,310
• − Mortgage interest: −$7,982
• − Property taxes: −$1,750
• − Insurance: −$712
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$4,145
• Taxable income: $3,310
• Est. tax owed @ 24.0%: −$794
• After-tax cash flow: $4,610/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: Jasper ISD
• NCES district ID: 4824630
• Math proficiency: 22% ▼ -12.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $36,286
• Composite: 19.91/100
• National rank: #8684
• State rank: #734 of 826 in TX

Livability — Jasper

• Score: 58/100
• State rank: #1225
• US rank: #21385

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jasper, TX
• Population (ZIP): 15,267

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 28% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5% Tagalog/Filipino 1%

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: ▼ -83.56%
• Current HPI: 136.7972
• 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

-2.7% since first listed

3 events — show timeline

• 2026-03-19 Price Changed $145,900 Deep East Texas MLS
• 2025-12-30 Listed $149,900 Deep East Texas MLS
• 2021-12-21 Sold (Public Records) — Public Records

Property tax history

-1.2%/yr

Latest (2025): $1,750 · +7.2% YoY. Source: county tax records.