523 Richardson St · Jacksboro, TX 76458

$49,900

3 bd · 2.0 ba · 1,336 sqft · SingleFamily public records · 160 Days on market

Built 1950 8,233 sqft lot $37/sqft · 59% below area ↓ 52% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

Spacious 3-bedroom, 2-bath home offering approximately 1,336 sq ft of living space. Conveniently located near local schools, dining, and shopping with easy access to main roads. Property is being sold As-Is and will require repairs and cosmetic updates, making it an excellent opportunity. With the right improvements, this home has strong potential. Bring your vision and make it your own.

Key facts

• 8,233 sq ft lot
• 2 garage spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.7% 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: 124 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $345 of loan paydown is wiped out by about $661 of value loss. Plan a longer hold.
• At projected returns (-1.3% 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 160 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 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 1950 — 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. 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: 3.45% ✓
• Cap rate: 30.67%
• Cash-on-cash: 87.07%
• DSCR: 4.87
• GRM: 2.4

CMA / ARV

• ARV (median comp): $122,232
• List price: $49,900
• Delta: -59.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1015 W Archer St	0.51mi	3/—	1,400 (+5%)	9mo	$75,000	$54	61
304 Moore St	0.59mi	2/1.0 (-1)	1,357 (+2%)	1mo	$205,000	$151	60
509 Henderson	0.56mi	3/1.5	1,244 (-7%)	2mo	$35,000	$28	58
621 W Pine St	0.16mi	3/1.0	1,218 (-9%)	20mo	$149,900	$123	58
410 N Knox St	0.49mi	3/2.0	1,253 (-6%)	20mo	$215,000	$172	50
314 N 3rd St	0.27mi	2/1.0 (-1)	1,224 (-8%)	18mo	$117,500	$96	49
518 6th Pl	0.62mi	2/2.0 (-1)	1,308 (-2%)	16mo	$179,900	$138	49
700 N Knox St	0.64mi	4/2.0 (+1)	1,396 (+4%)	13mo	$203,000	$145	47
416 N Knox St	0.49mi	3/1.0	1,236 (-8%)	16mo	$140,000	$113	47
1128 Turner Dr	0.49mi	3/2.0	1,520 (+14%)	12mo	$219,500	$144	44
1107 W Archer St	0.59mi	2/1.0 (-1)	1,200 (-10%)	9mo	$79,900	$67	39

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: 88.6%
• Equity multiple: 5.30×
• Total profit: $60,113
• Equity at exit: $11,271

10-year hold

• IRR: 90.7%
• Equity multiple: 10.94×
• Total profit: $138,923
• Equity at exit: $11,188

Cash invested: $13,972 (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: 124
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,720 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $1,014

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 36%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 N 2nd St Jacksboro, TX	3.0	2.0	1356	$1,700	$1.25	44d	1	0.30mi
205 Lacewell St Jacksboro, TX	3.0	2.0	1548	$2,000	$1.29	21d	1	1.19mi
147 Hillcrest St Jacksboro, TX	3.0	2.0	1741	$1,500	$0.86	44d	1	1.23mi

Listing history 12 events

1. 2026-05-18
   status Pending 391-char remark

   Show marketing remark (391 chars)

   Spacious 3-bedroom, 2-bath home offering approximately 1,336 sq ft of living space. Conveniently located near local schools, dining, and shopping with easy access to main roads. Property is being sold As-Is and will require repairs and cosmetic updates, making it an excellent opportunity. With the right improvements, this home has strong potential. Bring your vision and make it your own.

2. 2026-04-23
   price $49,900 391-char remark

   Show marketing remark (391 chars)

   Spacious 3-bedroom, 2-bath home offering approximately 1,336 sq ft of living space. Conveniently located near local schools, dining, and shopping with easy access to main roads. Property is being sold As-Is and will require repairs and cosmetic updates, making it an excellent opportunity. With the right improvements, this home has strong potential. Bring your vision and make it your own.

3. 2026-04-13
   price $80,500 391-char remark

   Show marketing remark (391 chars)

   Spacious 3-bedroom, 2-bath home offering approximately 1,336 sq ft of living space. Conveniently located near local schools, dining, and shopping with easy access to main roads. Property is being sold As-Is and will require repairs and cosmetic updates, making it an excellent opportunity. With the right improvements, this home has strong potential. Bring your vision and make it your own.

4. 2026-03-23
   price $84,750 391-char remark

   Show marketing remark (391 chars)

   Spacious 3-bedroom, 2-bath home offering approximately 1,336 sq ft of living space. Conveniently located near local schools, dining, and shopping with easy access to main roads. Property is being sold As-Is and will require repairs and cosmetic updates, making it an excellent opportunity. With the right improvements, this home has strong potential. Bring your vision and make it your own.

5. 2026-02-23
   price $89,250 391-char remark

   Show marketing remark (391 chars)

   Spacious 3-bedroom, 2-bath home offering approximately 1,336 sq ft of living space. Conveniently located near local schools, dining, and shopping with easy access to main roads. Property is being sold As-Is and will require repairs and cosmetic updates, making it an excellent opportunity. With the right improvements, this home has strong potential. Bring your vision and make it your own.

6. 2026-02-02
   price $93,765 391-char remark

   Show marketing remark (391 chars)

   Spacious 3-bedroom, 2-bath home offering approximately 1,336 sq ft of living space. Conveniently located near local schools, dining, and shopping with easy access to main roads. Property is being sold As-Is and will require repairs and cosmetic updates, making it an excellent opportunity. With the right improvements, this home has strong potential. Bring your vision and make it your own.

7. 2026-01-02
   price $98,700 391-char remark

   Show marketing remark (391 chars)

   Spacious 3-bedroom, 2-bath home offering approximately 1,336 sq ft of living space. Conveniently located near local schools, dining, and shopping with easy access to main roads. Property is being sold As-Is and will require repairs and cosmetic updates, making it an excellent opportunity. With the right improvements, this home has strong potential. Bring your vision and make it your own.

8. 2025-12-09
   listed $103,900 Active 391-char remark

   Show marketing remark (391 chars)

   Spacious 3-bedroom, 2-bath home offering approximately 1,336 sq ft of living space. Conveniently located near local schools, dining, and shopping with easy access to main roads. Property is being sold As-Is and will require repairs and cosmetic updates, making it an excellent opportunity. With the right improvements, this home has strong potential. Bring your vision and make it your own.

9. 2002-02-28
   soldstatus
10. 2001-03-23
    soldstatus
11. 1989-10-25
    soldstatus
12. 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.

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 12% 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: $20,638
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$1,452
• Taxable income: $12,091
• Est. tax owed @ 24.0%: −$2,902
• After-tax cash flow: $9,264/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

-52.0% since first listed

12 events — show timeline

• 2026-05-18 Pending — NTREIS
• 2026-04-23 Price Changed $49,900 NTREIS
• 2026-04-13 Price Changed $80,500 NTREIS
• 2026-03-23 Price Changed $84,750 NTREIS
• 2026-02-23 Price Changed $89,250 NTREIS
• 2026-02-02 Price Changed $93,765 NTREIS
• 2026-01-02 Price Changed $98,700 NTREIS
• 2025-12-09 Listed $103,900 NTREIS
• 2002-02-28 Sold (Public Records) — Public Records
• 2001-03-23 Sold (Public Records) — Public Records
• 1989-10-25 Sold (Public Records) — Public Records
• 1988-10-25 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,877 · -0.1% YoY. Source: county tax records.