305 Lakeview Ave · Palestine, TX 75801

$64,500

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 135 Days on market

4,965 sqft lot $55/sqft · 59% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Opportunity Near Downtown Palestine. Attention investors and renovators! This 3-bedroom, 1-bath home is located in an established neighborhood just minutes from downtown Palestine and local parks. Offering great potential, this property is ready for updates and your creative vision. Features include a spacious living room, formal dining area, and kitchen with solid cabinetry ready for restoration. A new 30-year architectural roof was installed in 2024 on both the home and garage, and a new porch roof was also added the same year — a major improvement already completed. Property is being sold as-is and presents an excellent opportunity for investment, rental, or personal renovation project. Owner financing available with 20% down, 10% interest, 5-year term. Don't miss this value-add opportunity in a convenient location.

Key facts

• New porch roof
• Formal dining area
• Spacious living room

Tags

• ESTABLISHED NEIGHBORHOOD
• SPACIOUS LIVING ROOM
• FORMAL DINING AREA
• KITCHEN WITH SOLID CABINETRY
• NEW ARCHITECTURAL ROOF
• NEW PORCH ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.4% vs local median 3.9% in Palestine — 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 66/100 on livability (#657 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools D, employment D.
• Palestine ISD (town): math 36% / reading 37% proficiency, ranked #509 of 826 in TX (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 196 active listings in the ZIP; 29 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $446 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Anderson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% 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 D-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. Crime grade is D 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?
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: 2.29% ✓
• Cap rate: 19.37%
• Cash-on-cash: 46.71%
• DSCR: 3.08
• GRM: 3.6

CMA / ARV

• ARV (median comp): $157,521
• List price: $64,500
• Delta: -59.05%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1310 E Lamar St	0.05mi	3/2.0	1,245 (+6%)	23mo	$149,900	$120	65
814 Moody St	0.66mi	2/1.0 (-1)	1,064 (-10%)	8mo	$29,000	$27	42

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: 44.0%
• Equity multiple: 2.90×
• Total profit: $34,357
• Equity at exit: $9,617

10-year hold

• IRR: 50.0%
• Equity multiple: 5.86×
• Total profit: $87,704
• Equity at exit: $5,577

Cash invested: $18,060 (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 75801

• Home prices YoY: -35.0%
• Active inventory: 196
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,474 medium
• Mortgage (P&I): −$338
• Tax from tax record: −$96 /mo · $1,156/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $703

Break-even live

Break-even rent $584

Max offer price $64,500

Occupancy floor 47%

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: $16,125
• Closing costs: $1,935
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $64,500 Active 135 DOM
2. 2026-06-18
   days on market $64,500 Active 134 DOM
3. 2026-06-17
   days on market $64,500 Active 133 DOM
4. 2026-06-16
   days on market $64,500 Active 132 DOM
5. 2026-06-15
   days on market $64,500 Active 131 DOM
6. 2026-06-14
   days on market $64,500 Active 129 DOM
7. 2026-06-12
   days on market $64,500 Active 128 DOM
8. 2026-06-09
   days on market $64,500 Active 125 DOM
9. 2026-06-08
   days on market $64,500 Active 124 DOM
10. 2026-06-07
    days on market $64,500 Active 123 DOM
11. 2026-06-04
    days on market $64,500 Active 119 DOM
12. 2026-06-02
    days on market $64,500 Active 118 DOM
13. 2026-06-01
    days on market $64,500 Active 117 DOM
14. 2026-05-31
    days on market $64,500 Active 116 DOM
15. 2026-05-31
    days on market $64,500 Active 115 DOM
16. 2026-05-01
    price $64,500 845-char remark

    Show marketing remark (845 chars)

    Investor Opportunity Near Downtown Palestine. Attention investors and renovators! This 3-bedroom, 1-bath home is located in an established neighborhood just minutes from downtown Palestine and local parks. Offering great potential, this property is ready for updates and your creative vision. Features include a spacious living room, formal dining area, and kitchen with solid cabinetry ready for restoration. A new 30-year architectural roof was installed in 2024 on both the home and garage, and a new porch roof was also added the same year — a major improvement already completed. Property is being sold as-is and presents an excellent opportunity for investment, rental, or personal renovation project. Owner financing available with 20% down, 10% interest, 5-year term. Don't miss this value-add opportunity in a convenient location.

17. 2026-02-04
    listed $65,000 Active 845-char remark

    Show marketing remark (845 chars)

    Investor Opportunity Near Downtown Palestine. Attention investors and renovators! This 3-bedroom, 1-bath home is located in an established neighborhood just minutes from downtown Palestine and local parks. Offering great potential, this property is ready for updates and your creative vision. Features include a spacious living room, formal dining area, and kitchen with solid cabinetry ready for restoration. A new 30-year architectural roof was installed in 2024 on both the home and garage, and a new porch roof was also added the same year — a major improvement already completed. Property is being sold as-is and presents an excellent opportunity for investment, rental, or personal renovation project. Owner financing available with 20% down, 10% interest, 5-year term. Don't miss this value-add opportunity in a convenient location.

18. 2024-04-02
    soldstatus
19. 2024-03-28
    soldstatus Closed 530-char remark

    Show marketing remark (530 chars)

    Attention Investors and Fixer Uppers, your search ends here! This hidden gem is nestled in an established neighborhood, offering the potential to turn this distressed property back to life. Featuring 3 bedrooms and 1 bathroom, this home has incredible possibilities waiting for your creative touch. The property requires TLC but boasts a spacious living room, formal dining room, and kitchen with solid cabinets, waiting to be rejuvenated. Property is close to downtown Palestine and parks. Don't miss! Owner finance is available

20. 2024-02-27
    status Active 530-char remark

    Show marketing remark (530 chars)

    Attention Investors and Fixer Uppers, your search ends here! This hidden gem is nestled in an established neighborhood, offering the potential to turn this distressed property back to life. Featuring 3 bedrooms and 1 bathroom, this home has incredible possibilities waiting for your creative touch. The property requires TLC but boasts a spacious living room, formal dining room, and kitchen with solid cabinets, waiting to be rejuvenated. Property is close to downtown Palestine and parks. Don't miss! Owner finance is available

21. 2024-02-27
    price $44,750 530-char remark

    Show marketing remark (530 chars)

    Attention Investors and Fixer Uppers, your search ends here! This hidden gem is nestled in an established neighborhood, offering the potential to turn this distressed property back to life. Featuring 3 bedrooms and 1 bathroom, this home has incredible possibilities waiting for your creative touch. The property requires TLC but boasts a spacious living room, formal dining room, and kitchen with solid cabinets, waiting to be rejuvenated. Property is close to downtown Palestine and parks. Don't miss! Owner finance is available

22. 2023-11-17
    price $49,750

    Show marketing remark (530 chars)

    Attention Investors and Fixer Uppers, your search ends here! This hidden gem is nestled in an established neighborhood, offering the potential to turn this distressed property back to life. Featuring 3 bedrooms and 1 bathroom, this home has incredible possibilities waiting for your creative touch. The property requires TLC but boasts a spacious living room, formal dining room, and kitchen with solid cabinets, waiting to be rejuvenated. Property is close to downtown Palestine and parks. Don't miss! Owner finance is available

23. 2023-11-17
    price $49,750 530-char remark

    Show marketing remark (530 chars)

    Attention Investors and Fixer Uppers, your search ends here! This hidden gem is nestled in an established neighborhood, offering the potential to turn this distressed property back to life. Featuring 3 bedrooms and 1 bathroom, this home has incredible possibilities waiting for your creative touch. The property requires TLC but boasts a spacious living room, formal dining room, and kitchen with solid cabinets, waiting to be rejuvenated. Property is close to downtown Palestine and parks. Don't miss! Owner finance is available

24. 2023-08-23
    listed $59,250 Active 530-char remark

    Show marketing remark (530 chars)

    Attention Investors and Fixer Uppers, your search ends here! This hidden gem is nestled in an established neighborhood, offering the potential to turn this distressed property back to life. Featuring 3 bedrooms and 1 bathroom, this home has incredible possibilities waiting for your creative touch. The property requires TLC but boasts a spacious living room, formal dining room, and kitchen with solid cabinets, waiting to be rejuvenated. Property is close to downtown Palestine and parks. Don't miss! Owner finance is available

25. 2023-08-23
    listed $59,250 Active

    Show marketing remark (530 chars)

    Attention Investors and Fixer Uppers, your search ends here! This hidden gem is nestled in an established neighborhood, offering the potential to turn this distressed property back to life. Featuring 3 bedrooms and 1 bathroom, this home has incredible possibilities waiting for your creative touch. The property requires TLC but boasts a spacious living room, formal dining room, and kitchen with solid cabinets, waiting to be rejuvenated. Property is close to downtown Palestine and parks. Don't miss! Owner finance is available

26. 1994-09-29
    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: $1,156 · $96/mo
• Projected year-2 tax: $1,180 · $98/mo
• Expected delta: +$25/yr (+$2/mo · 2.1%)

ⓘ 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 7/10 Severe 7 d/yr ≥111°F today · 26 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: $17,688
• − Mortgage interest: −$3,613
• − Property taxes: −$1,156
• − Insurance: −$322
• − Repairs & maintenance: −$1,415
• − Management: −$1,415
• − Depreciation: −$1,876
• Taxable income: $7,890
• Est. tax owed @ 24.0%: −$1,894
• After-tax cash flow: $6,543/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: Palestine ISD
• NCES district ID: 4834050
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $36,881
• Composite: 30.34/100
• National rank: #6267
• State rank: #509 of 826 in TX

Livability — Palestine

• Score: 66/100
• State rank: #657
• US rank: #12357

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palestine, TX
• County: Anderson County · 17,531 people
• City population: 17,531
• Metro: Palestine, TX
• Population (ZIP): 17,531
• Household income: $56,787
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 609.0

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 56,663 people
• By 2030: 57,373 · +1.3%
• By 2040: 58,960 · +4.1%
• By 2050: 59,073 · +4.3%
• By 2075: 53,737 · -5.2%
• By 2100: 42,516 · -25.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 48% Black 27% Hispanic / Latino 17% Two or more races 15% Native American 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 85% English-only · Spanish 12%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+61.8) · D 18.8% · R 80.6%
• 2008→2024 swing: -18.3pp toward R · 2008: -43.5pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+58.0 2016: R+58.1 2012: R+52.2 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.17%
• Current HPI: 154.6138
• Rent YoY: —
• Metro: Palestine, TX
• 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

+8.9% since first listed

11 events — show timeline

• 2026-05-01 Price Changed $64,500 PAOR
• 2026-02-04 Listed $65,000 PAOR
• 2024-04-02 Sold (Public Records) — Public Records
• 2024-03-28 Sold (MLS) — PAOR
• 2024-02-27 Relisted — PAOR
• 2024-02-27 Price Changed $44,750 PAOR
• 2023-11-17 Price Changed $49,750 GTAR
• 2023-11-17 Price Changed $49,750 PAOR
• 2023-08-23 Listed $59,250 GTAR
• 2023-08-23 Listed $59,250 PAOR
• 1994-09-29 Sold (Public Records) — Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,156 · -13.6% YoY. Source: county tax records.