903 Highway 190 W · Jasper, TX 75951

$120,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 45 Days on market

0.49 ac lot $71/sqft · 28% below area Est $166k · 28% under ↓ 29% 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +7.0/10.0
• 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

This solid brick home offers a fantastic opportunity to create your ideal living space. Featuring a functional floor plan with generously sized rooms, this property is filled with natural light and classic character throughout. The home includes a large living area with a cozy brick fireplace, perfect for gathering and relaxing. The kitchen offers ample cabinet space and a great layout ready for your personal touch. Multiple bedrooms provide flexibility for family, guests, or a home office. Step outside to enjoy a spacious yard shaded by mature trees—ideal for outdoor entertaining, gardening, or simply unwinding. The property also features a private driveway and plenty of room to expa

Key facts

• Spacious yard
• Large living area
• Private driveway

Tags

• BRICK HOME
• LARGE LIVING AREA
• COZY BRICK FIREPLACE
• AMPLE CABINET SPACE
• SPACIOUS YARD
• PRIVATE DRIVEWAY

Property features AI

Exterior

• Parking: No garage
• Home design: Single family residence; Residential property; Located in Holmwood subdivision
• Construction: Brick construction; Slab foundation
• Exterior features: Composition roof; Shed(s)

Interior

• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Vinyl floors; Central heating and central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 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 $830 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.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 9.09%
• Cash-on-cash: 10.00%
• DSCR: 1.45
• GRM: 7.0

CMA / ARV

• ARV (median comp): $166,445
• List price: $120,000
• Delta: -27.90%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,568
• Equity at exit: $17,892

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $21,758
• Equity at exit: $10,375

Cash invested: $33,600 (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 75951

• Active inventory: 308
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,436 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$175 /mo · $2,105/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $280

Break-even live

Break-even rent $1,082

Max offer price $120,000

Occupancy floor 76%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $120,000 Active 45 DOM
2. 2026-06-17
   days on market $120,000 Active 44 DOM
3. 2026-06-16
   days on market $120,000 Active 43 DOM
4. 2026-06-15
   days on market $120,000 Active 42 DOM
5. 2026-06-14
   days on market $120,000 Active 40 DOM
6. 2026-06-13
   days on market $120,000 Active 39 DOM
7. 2026-06-10
   days on market $120,000 Active 37 DOM
8. 2026-06-09
   days on market $120,000 Active 36 DOM
9. 2026-06-08
   days on market $120,000 Active 35 DOM
10. 2026-06-07
    days on market $120,000 Active 34 DOM
11. 2026-06-05
    days on market $120,000 Active 31 DOM
12. 2026-06-03
    days on market $120,000 Active 30 DOM
13. 2026-06-02
    days on market $120,000 Active 29 DOM
14. 2026-06-01
    days on market $120,000 Active 28 DOM
15. 2026-05-31
    days on market $120,000 Active 27 DOM
16. 2026-05-31
    days on market $120,000 Active 26 DOM
17. 2026-04-01
    listed $120,000 Active 906-char remark
18. 2026-03-16
    historical
19. 2026-01-05
    status Active
20. 2025-07-02
    historical
21. 2025-01-28
    listed $184,530 Active
22. 2025-01-06
    historical
23. 2024-10-07
    soldstatus
24. 2023-01-31
    historical
25. 2023-01-29
    price $141,000
26. 2022-12-27
    price $158,500
27. 2022-12-16
    soldstatus
28. 2022-10-11
    listed $168,550 Active

ⓘ 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: $2,105 · $175/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$91/yr (+$8/mo · 4.3%)

ⓘ 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 5/10 Major
• 🌡 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: $17,238
• − Mortgage interest: −$6,722
• − Property taxes: −$2,105
• − Insurance: −$600
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$3,491
• Taxable income: $1,562
• Est. tax owed @ 24.0%: −$375
• After-tax cash flow: $2,986/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

• 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

-28.8% since first listed

12 events — show timeline

• 2026-04-01 Listed $120,000 Deep East Texas MLS
• 2026-03-16 Listing Removed — HARMLS
• 2026-01-05 Relisted — HARMLS
• 2025-07-02 Listing Removed — HARMLS
• 2025-01-28 Listed $184,530 HARMLS
• 2025-01-06 Coming Soon — HARMLS
• 2024-10-07 Sold (Public Records) — Public Records
• 2023-01-31 Listing Removed — HARMLS
• 2023-01-29 Price Changed $141,000 HARMLS
• 2022-12-27 Price Changed $158,500 HARMLS
• 2022-12-16 Sold (Public Records) — Public Records
• 2022-10-11 Listed $168,550 HARMLS

Property tax history

+1.0%/yr

Latest (2025): $2,105 · -0.3% YoY. Source: county tax records.