132 S Austin St · Jasper, TX 75951

$99,000

2 bd · 2.0 ba · 7,000 sqft · SingleFamily · 104 Days on market

Built 1945 Poor condition 0.46 ac lot

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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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

!!MOTIVATED SELLER!! Property can go commercial or residential. Located within walking distance of the County Courthouse, Provalus, Public Library, City Parks and much more. Property boast approx. 2950 sq. ft. of retail space and 4050 sq. ft. of warehouse space. Warehouse has large sliding doors, 16 ft. roll up door, and is paved for driving inside and thru. Small wooden dock on back to make unloading easier. Covered, open front storage sheds in back. Property has potential for workshop, retail, storage, conversion for restaurant, or convert to your new home! Don't miss this lucrative investment!

Key facts

• Large sliding doors
• Small wooden dock
• 16 ft roll up door

Tags

• WALKING DISTANCE TO CITY PARKS
• LARGE SLIDING DOORS
• 16 FT ROLL UP DOOR
• PAVED FOR DRIVING INSIDE
• SMALL WOODEN DOCK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $99k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 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 $684 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.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.11% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.95%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-4,329
• Equity at exit: $14,761

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $11,360
• Equity at exit: $8,560

Cash invested: $27,720 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $184

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 78%

Sensitivity live

Price	-10% $252	-5% $218	+0% $184	+5% $149	+10% $115
Rent	-10% $97	-5% $140	+0% $184	+5% $227	+10% $270
Rate	-1.0pp $234	-0.5pp $209	base $184	+0.5pp $158	+1.0pp $132

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-07
   statusdays on market $99,000 Pending 104 DOM
2. 2026-06-05
   days on market $99,000 Active 102 DOM
3. 2026-06-03
   days on market $99,000 Active 101 DOM
4. 2026-06-02
   days on market $99,000 Active 100 DOM
5. 2026-06-01
   days on market $99,000 Active 99 DOM
6. 2026-05-31
   days on market $99,000 Active 98 DOM
7. 2026-05-31
   days on market $99,000 Active 97 DOM
8. 2026-01-02
   listed $99,000 Active 603-char remark

   Show marketing remark (603 chars)

   !!MOTIVATED SELLER!! Property can go commercial or residential. Located within walking distance of the County Courthouse, Provalus, Public Library, City Parks and much more. Property boast approx. 2950 sq. ft. of retail space and 4050 sq. ft. of warehouse space. Warehouse has large sliding doors, 16 ft. roll up door, and is paved for driving inside and thru. Small wooden dock on back to make unloading easier. Covered, open front storage sheds in back. Property has potential for workshop, retail, storage, conversion for restaurant, or convert to your new home! Don't miss this lucrative investment!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 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: $13,182
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$2,880
• Taxable income: $667
• Est. tax owed @ 24.0%: −$160
• After-tax cash flow: $2,044/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to become move-in ready. Significant structural and aesthetic improvements are needed to increase its value.

Repairs flagged

• Major roof — Significant damage to the roof
• Major exterior siding — Peeling and damaged siding
• Major flooring — Stained and in need of repair

Value-add opportunities

• Both repair and update exterior — Improves curb appeal and value
• Both repair and update interior — Enhances livability and value
• Both install new roof — Essential for structural integrity and value
• Both install new flooring — Improves aesthetics and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage to the roof	Major	$15,000–50,000
exterior siding · Peeling and damaged siding	Major	$15,000–50,000
flooring · Stained and in need of repair	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both repair and update exterior — Improves curb appeal and value ↑
• Both repair and update interior — Enhances livability and value ↑
• Both install new roof — Essential for structural integrity and value ↑
• Both install new flooring — Improves aesthetics and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-01-02 Listed $99,000 Deep East Texas MLS