932 W Live Oak St · Jacksboro, TX 76458

$195,000

3 bd · 2.0 ba · 2,498 sqft · SingleFamily public records · 20 Days on market

Built 1960 0.31 ac lot $78/sqft · 20% below area Est $244k · 20% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +6.7/30.0
• Appreciation +4.3/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0

Listing remarks

Welcome to this spacious corner-lot property in a well-established area of Jacksboro, Texas. Set on a generous . 3-acre lot, this home offers plenty of room to spread out along with great potential for outdoor living. With just under 2,500 square feet, the home features 3 bedrooms, 2 full bathrooms, and two separate living areas, ideal for both everyday living and entertaining. Natural flooring throughout adds character and provides a solid starting point for updates and personal touches. The layout offers both flexibility and function, with ample space ready to be tailored to your needs. This property presents a great opportunity for buyers looking to personalize and create a home that tru

Key facts

• Generous lot
• Corner-lot property
• Natural flooring

Tags

• CORNER-LOT PROPERTY
• GENEROUS LOT
• OUTDOOR LIVING
• NATURAL FLOORING
• TWO SEPARATE LIVING AREAS

Property features AI

Finance

• Other: Listing status: Active Under Contract; Possession at closing/funding; Photos available (24)
• Financial info: Acceptable financing: Cash, Conventional, 1031 Exchange; No second mortgage reported
• HOA & community: No association

Exterior

• Parking: Attached carport; Covered parking for 2 vehicles; 1 carport space; 2 garage spaces (attached garage)
• Security: No surveillance devices reported
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story; Preowned (built in 1960)
• Construction: Slab foundation; Built in 1960
• Exterior features: Lot is less than 0.5 acre (approximately 0.308 acre); Subdivision: Lindsey Add; Use preferred GPS for directions

Interior

• Kitchen: Gas range; Pantry
• Bedrooms: 3 bedrooms (all on the main level); Includes a primary bedroom and a secondary primary-style bedroom
• Flooring: Hardwood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans; Electric cooling components
• Interior features: Natural woodwork; Pantry; Two living areas; One dining area; Five total rooms; One-level layout
• Laundry & utility: No specific laundry details listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-313 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (28.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (23.1% below list).
• Recommended offer: $140k (28.4% below list) — sets the bar for cash-flow.

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-, amenities F, commute 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.
• Zoned schools: Jacksboro El (math 39% / reading 36%, grade F, #1,744 of 4,322 statewide, top 41%, 497 students, 68% FRL) — zoned schools average 68% FRL vs 44% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 124 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,688 (28.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.88%
• DSCR: 0.69
• GRM: 10.8

CMA / ARV

• ARV (median comp): $244,153
• List price: $195,000
• Delta: -20.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
539 N Stewart St	0.60mi	3/2.0	2,511 (+0%)	1mo	$445,000	$177	71
526 N 4th St	0.29mi	3/2.0	2,412 (-3%)	19mo	$229,900	$95	65
137 S 7th St	0.45mi	2/2.5 (-1)	2,473 (-1%)	6mo	$249,900	$101	65
104 Brad St	0.37mi	4/2.5 (+1)	2,150 (-14%)	12mo	$259,000	$120	43
301 W Belknap St	0.75mi	3/2.0	2,179 (-13%)	14mo	$153,000	$70	32

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: -16.6%
• Equity multiple: 0.32×
• Total profit: $-37,352
• Equity at exit: $44,047

10-year hold

• IRR: -9.7%
• Equity multiple: 0.18×
• Total profit: $-44,740
• Equity at exit: $43,723

Cash invested: $54,600 (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 76458

• Home prices YoY: -0.7%
• Active inventory: 124
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$394 /mo · $4,731/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-313

Break-even live

Break-even rent $1,896

Max offer price $139,688

Occupancy floor —

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 Hillcrest St Jacksboro, TX	3.0	2.0	1741	$1,500	$0.86	43d	1	0.87mi

Listing history 15 events

1. 2026-05-14
   historical Active Option Contract 872-char remark
2. 2026-05-04
   listed $195,000 Active 872-char remark
3. 2026-04-16
   historical
4. 2026-03-22
   price $114,900
5. 2026-02-16
   status Active
6. 2026-02-01
   status Pending
7. 2026-01-22
   historical Active Option Contract
8. 2026-01-09
   price $119,900
9. 2025-12-28
   price $129,900
10. 2025-12-03
    price $139,900
11. 2025-11-09
    price $146,900
12. 2025-10-23
    price $154,900
13. 2025-10-16
    price $169,900
14. 2025-10-15
    listed $1,699,200 Active
15. 2023-02-24
    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: $4,731 · $394/mo
• Projected year-2 tax: $4,731 · $394/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥108°F today · 20 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: $18,000
• − Mortgage interest: −$10,923
• − Property taxes: −$4,731
• − Insurance: −$975
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$5,673
• Taxable loss: −$7,182
• Est. tax savings @ 24.0%: +$1,724
• After-tax cash flow: $-2,034/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

-88.5% since first listed

16 events — show timeline

• 2026-05-25 Pending — NTREIS
• 2026-05-14 Contingent — NTREIS
• 2026-05-04 Listed $195,000 NTREIS
• 2026-04-16 Listing Removed — NTREIS
• 2026-03-22 Price Changed $114,900 NTREIS
• 2026-02-16 Relisted — NTREIS
• 2026-02-01 Pending — NTREIS
• 2026-01-22 Contingent — NTREIS
• 2026-01-09 Price Changed $119,900 NTREIS
• 2025-12-28 Price Changed $129,900 NTREIS
• 2025-12-03 Price Changed $139,900 NTREIS
• 2025-11-09 Price Changed $146,900 NTREIS
• 2025-10-23 Price Changed $154,900 NTREIS
• 2025-10-16 Price Changed $169,900 NTREIS
• 2025-10-15 Listed $1,699,200 NTREIS
• 2023-02-24 Sold (Public Records) — Public Records

Property tax history

+10.0%/yr

Latest (2025): $4,731 · +77.6% YoY. Source: county tax records.