345 Salisbury St · Jacksboro, TX 76458

$200,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 103 Days on market

Built 1983 1.00 ac lot $208/sqft · 65% above area Est $138k · 45% over

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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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +6.5/10.0
• Appreciation +4.3/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

this amazing property has a small wooded area for privacy on dead end road, two storage buildings, fenced yard, for your children or pets to run and play. 2 car all metal carport. Very quiet neighborhood just outside the city limits so you have low taxes!! This home has been very well kept over the years, huge living room with small bar , great fireplace, what an excellent setting to sit and relax in front of the fire. Huge kitchen and dining area combo, with a small office to the side. There is a large utility room with plenty of room for freezer, extra refrigerator, washer and dryer. you will love the location with all the oak trees for shade in the summer time. There are two storage buildings, one is used for hobbies (has heat and air) many possibilities.

Key facts

• Oak trees
• Fenced yard
• Storage buildings

Tags

• WOODED AREA
• STORAGE BUILDINGS
• FENCED YARD
• LARGE UTILITY ROOM
• OAK TREES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 4.0% in Jacksboro — 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 64/100 on livability (#753 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Jacksboro ISD (town): math 42% / reading 42% proficiency, ranked #337 of 826 in TX (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 125 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10 units permitted in Jack County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-1.3% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 1.15% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.28%
• DSCR: 1.59
• GRM: 7.2

CMA / ARV

• ARV (median comp): $137,674
• List price: $200,000
• Delta: 45.27%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
191 Brookview Dr	0.30mi	3/2.0 (+1)	1,088 (+13%)	22mo	$149,900	$138	40

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

Projected returns pro-forma

-1.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.38×
• Total profit: $21,416
• Equity at exit: $45,176

10-year hold

• IRR: 15.3%
• Equity multiple: 2.47×
• Total profit: $82,481
• Equity at exit: $44,844

Cash invested: $56,000 (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 76458

• Home prices YoY: -0.7%
• Active inventory: 125
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$65 /mo · $782/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $620

Break-even live

Break-even rent $1,516

Max offer price $200,000

Occupancy floor 68%

Sensitivity live

Price	-10% $733	-5% $676	+0% $620	+5% $563	+10% $506
Rent	-10% $438	-5% $529	+0% $620	+5% $711	+10% $801
Rate	-1.0pp $720	-0.5pp $671	base $620	+0.5pp $568	+1.0pp $515

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 W College St Jacksboro, TX	2.0	1.0	782	$2,300	$2.94	44d	1	1.24mi

Listing history 19 events

1. 2026-06-21
   days on market $200,000 Active 103 DOM
2. 2026-06-18
   days on market $200,000 Active 100 DOM
3. 2026-06-17
   days on market $200,000 Active 99 DOM
4. 2026-06-16
   days on market $200,000 Active 98 DOM
5. 2026-06-15
   days on market $200,000 Active 97 DOM
6. 2026-06-13
   days on market $200,000 Active 95 DOM
7. 2026-06-13
   days on market $200,000 Active 94 DOM
8. 2026-06-09
   days on market $200,000 Active 91 DOM
9. 2026-06-08
   days on market $200,000 Active 90 DOM
10. 2026-06-07
    days on market $200,000 Active 89 DOM
11. 2026-06-04
    days on market $200,000 Active 86 DOM
12. 2026-06-03
    days on market $200,000 Active 85 DOM
13. 2026-06-02
    days on market $200,000 Active 84 DOM
14. 2026-06-01
    days on market $200,000 Active 83 DOM
15. 2026-05-31
    days on market $200,000 Active 82 DOM
16. 2026-03-09
    listed $200,000 Active 769-char remark

    Show marketing remark (769 chars)

    this amazing property has a small wooded area for privacy on dead end road, two storage buildings, fenced yard, for your children or pets to run and play. 2 car all metal carport. Very quiet neighborhood just outside the city limits so you have low taxes!! This home has been very well kept over the years, huge living room with small bar , great fireplace, what an excellent setting to sit and relax in front of the fire. Huge kitchen and dining area combo, with a small office to the side. There is a large utility room with plenty of room for freezer, extra refrigerator, washer and dryer. you will love the location with all the oak trees for shade in the summer time. There are two storage buildings, one is used for hobbies (has heat and air) many possibilities.

17. 2019-12-16
    soldstatus
18. 1989-10-25
    soldstatus
19. 1988-10-25
    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: $782 · $65/mo
• Projected year-2 tax: $3,660 · $305/mo
• Expected delta: +$2,878/yr (+$240/mo · 368.3%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,600
• − Mortgage interest: −$11,203
• − Property taxes: −$782
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$5,818
• Taxable income: $4,381
• Est. tax owed @ 24.0%: −$1,051
• After-tax cash flow: $6,385/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: Jacksboro ISD
• NCES district ID: 4824530
• Math proficiency: 42% ▼ -3.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $47,739
• Composite: 35.94/100
• National rank: #4802
• State rank: #337 of 826 in TX

Livability — Jacksboro

• Score: 64/100
• State rank: #753
• US rank: #13881

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksboro, TX
• Population (ZIP): 6,103

Population outlook (Jack County) Hauer SSP2

• Today (2025): 8,560 people
• By 2030: 8,423 · -1.6%
• By 2040: 8,433 · -1.5%
• By 2050: 8,605 · +0.5%
• By 2075: 9,047 · +5.7%
• By 2100: 8,844 · +3.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 23% Two or more races 7% Black 5%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 83% English-only · Spanish 16%

Political lean MEDSL · Jack

• 2024 margin: Solid R (+82.3) · D 8.6% · R 90.9%
• 2008→2024 swing: -14.2pp toward R · 2008: -68.1pp · 2024: -82.3pp
• All cycles: 2024: R+82.3 2020: R+81.6 2016: R+79.6 2012: R+78.3 2008: R+68.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.32%
• Current HPI: 202.1533
• 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

4 events — show timeline

• 2026-03-09 Listed $200,000 NTREIS
• 2019-12-16 Sold (Public Records) — Public Records
• 1989-10-25 Sold (Public Records) — Public Records
• 1988-10-25 Sold (Public Records) — Public Records

Property tax history

+27.8%/yr

Latest (2025): $782 · +9.3% YoY. Source: county tax records.