302 W Jackson · Kosse, TX 76653

$48,499

2 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 148 Days on market

Built 1967 2,901 sqft lot $44/sqft · 47% below area Est $92k · 47% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

SMALL TOWN LIVING! Embrace the tranquility of small-town living with this charming country home nestled in Kosse, Texas. It features two bedrooms and one bathroom. This property offers a cozy retreat for those seeking a serene lifestyle. With Downtown Waco just an hour away, it provides easy access to city amenities and attractions. This property presents an opportunity for both renovation and investment. Take advantage of the peaceful neighborhood and small-town feel, all while enjoying the convenience of nearby urban centers. This home is being sold AS IS but has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Country home
• 2,901 sq ft lot
• Built 1967

Tags

• PEACEFUL NEIGHBORHOOD
• COUNTRY HOME
• EASY ACCESS TO CITY AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $892 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $48k).
• Recommended offer: $43k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,321 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Groesbeck ISD (rural): math 28% / reading 31% proficiency, ranked #634 of 826 in TX (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 55 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 17 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $643 of equity ($335 loan paydown + $308 appreciation (0.6% local appreciation)).
• Limestone County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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: major wind risk, 77% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,679 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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 1967 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 3.20% ✓
• Cap rate: 28.36%
• Cash-on-cash: 78.82%
• DSCR: 4.51
• GRM: 2.6

CMA / ARV

• ARV (median comp): $91,609
• List price: $48,499
• Delta: -47.06%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 S Narcissus	0.14mi	2/1.0	1,224 (+12%)	23mo	$20,000	$16	54

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

Projected returns pro-forma

0.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 81.5%
• Equity multiple: 5.19×
• Total profit: $56,877
• Equity at exit: $15,642

10-year hold

• IRR: 82.6%
• Equity multiple: 10.63×
• Total profit: $130,831
• Equity at exit: $20,098

Cash invested: $13,580 (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 76653

• Home prices YoY: 0.5%
• Active inventory: 55
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$254
• Tax from tax record: −$58 /mo · $696/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $892

Break-even live

Break-even rent $421

Max offer price $48,499

Occupancy floor 37%

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: $12,125
• Closing costs: $1,455
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 S Narcissus St Kosse, TX	3.0	2.0	1456	$1,550	$1.06	20d	1	0.16mi

Listing history 24 events

1. 2026-06-18
   days on market $48,499 Active 148 DOM
2. 2026-06-17
   days on market $48,499 Active 147 DOM
3. 2026-06-16
   days on market $48,499 Active 146 DOM
4. 2026-06-15
   days on market $48,499 Active 145 DOM
5. 2026-06-13
   days on market $48,499 Active 143 DOM
6. 2026-06-12
   days on market $48,499 Active 142 DOM
7. 2026-06-09
   days on market $48,499 Active 139 DOM
8. 2026-06-08
   days on market $48,499 Active 138 DOM
9. 2026-06-08
   days on market $48,499 Active 137 DOM
10. 2026-06-07
    days on market $48,499 Active 136 DOM
11. 2026-06-03
    days on market $48,499 Active 133 DOM
12. 2026-06-02
    days on market $48,499 Active 132 DOM
13. 2026-06-01
    days on market $48,499 Active 131 DOM
14. 2026-05-31
    days on market $48,499 Active 130 DOM
15. 2026-01-21
    listed $48,499 Active 816-char remark

    Show marketing remark (816 chars)

    SMALL TOWN LIVING! Embrace the tranquility of small-town living with this charming country home nestled in Kosse, Texas. It features two bedrooms and one bathroom. This property offers a cozy retreat for those seeking a serene lifestyle. With Downtown Waco just an hour away, it provides easy access to city amenities and attractions. This property presents an opportunity for both renovation and investment. Take advantage of the peaceful neighborhood and small-town feel, all while enjoying the convenience of nearby urban centers. This home is being sold AS IS but has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

16. 2025-09-27
    historical
17. 2024-09-27
    listed $48,499 Active
18. 2021-03-25
    soldstatus Sold
19. 2021-03-01
    status Pending
20. 2020-04-01
    listed $27,999 Active
21. 2010-03-08
    soldstatus
22. 2007-03-23
    soldstatus
23. 1996-05-31
    soldstatus
24. 1986-06-13
    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: $696 · $58/mo
• Projected year-2 tax: $888 · $74/mo
• Expected delta: +$191/yr (+$16/mo · 27.5%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $18,600
• − Mortgage interest: −$2,717
• − Property taxes: −$696
• − Insurance: −$242
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$1,411
• Taxable income: $10,558
• Est. tax owed @ 24.0%: −$2,534
• After-tax cash flow: $8,169/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: Groesbeck ISD
• NCES district ID: 4821810
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 31% ▼ -9.00%
• Median HH income: $44,929
• Composite: 25.3/100
• National rank: #7487
• State rank: #634 of 826 in TX

Livability — Kosse

• Score: 56/100
• State rank: #1321
• US rank: #22745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kosse, TX
• Population (ZIP): 1,133

Population outlook (Limestone County) Hauer SSP2

• Today (2025): 23,396 people
• By 2030: 23,214 · -0.8%
• By 2040: 22,829 · -2.4%
• By 2050: 22,516 · -3.8%
• By 2075: 22,088 · -5.6%
• By 2100: 20,354 · -13.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · South Korea, Vietnam, Canada
• Languages at home: 98% English-only · Spanish 1% Vietnamese 1%

Political lean MEDSL · Limestone

• 2024 margin: Solid R (+56.9) · D 21.2% · R 78.1%
• 2008→2024 swing: -23.4pp toward R · 2008: -33.5pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+50.3 2016: R+52.3 2012: R+40.7 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.64%
• Current HPI: 133.8611
• 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

+73.2% since first listed

10 events — show timeline

• 2026-01-21 Listed $48,499 HARMLS
• 2025-09-27 Listing Removed — HARMLS
• 2024-09-27 Listed $48,499 HARMLS
• 2021-03-25 Sold (MLS) — NTREIS
• 2021-03-01 Pending — NTREIS
• 2020-04-01 Listed $27,999 NTREIS
• 2010-03-08 Sold (Public Records) — Public Records
• 2007-03-23 Sold (Public Records) — Public Records
• 1996-05-31 Sold (Public Records) — Public Records
• 1986-06-13 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $696 · +18.9% YoY. Source: county tax records.