197 County Road 849 · Evadale, TX 77615

$119,950

3 bd · 1.0 ba · 928 sqft · SingleFamily · 267 Days on market

Fair condition 0.67 ac lot $129/sqft · 20% below area Est $150k · 20% under ↓ 23% since listing

---

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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• Appreciation +5.7/10.0
• 1% rule +5.4/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Come check out this 3 bed 1 bath home on almost 3/4 of an acre of land. This home has been recently painted and has updated touches throughout. Enjoy the peace and quiet of living at the end of a country road with plenty of room to spread out. This home and the almost 3/4 of an acre are just waiting for you to move in. There is also an additional water hook up on the property. Come take a look for yourself today.

Key facts

• Updated touches
• Acre of land
• Recently painted

Tags

• ACRE OF LAND
• RECENTLY PAINTED
• UPDATED TOUCHES
• ADDITIONAL WATER HOOK UP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $159 ($2k/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: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#205 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Evadale ISD (rural): math 38% / reading 46% proficiency, ranked #609 of 1,141 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 45 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($830 loan paydown + $2k appreciation (1.4% local appreciation)).
• Jasper County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,556 (12.0% below list)

Questions for the listing agent

1. It's been on market 267 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.04% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.66%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $150,460
• List price: $119,950
• Delta: -20.28%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
283 County Road 852	0.53mi	2/1.0 (-1)	832 (-10%)	11mo	$120,000	$144	44

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

Projected returns pro-forma

1.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.45×
• Total profit: $14,977
• Equity at exit: $43,733

10-year hold

• IRR: 12.2%
• Equity multiple: 2.55×
• Total profit: $51,930
• Equity at exit: $60,335

Cash invested: $33,586 (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 77615

• Home prices YoY: 1.8%
• Active inventory: 10
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,799/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $159

Break-even live

Break-even rent $1,049

Max offer price $119,950

Occupancy floor 82%

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: $29,988
• Closing costs: $3,598
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
326 County Road 852 Buna, TX	3.0	2.0	1064	$1,250	$1.17	43d	1	0.54mi

Listing history 21 events

1. 2026-06-18
   days on market $119,950 Active 267 DOM
2. 2026-06-17
   days on market $119,950 Active 266 DOM
3. 2026-06-16
   days on market $119,950 Active 265 DOM
4. 2026-06-15
   days on market $119,950 Active 264 DOM
5. 2026-06-14
   days on market $119,950 Active 262 DOM
6. 2026-06-13
   days on market $119,950 Active 261 DOM
7. 2026-06-10
   days on market $119,950 Active 259 DOM
8. 2026-06-09
   days on market $119,950 Active 258 DOM
9. 2026-06-08
   days on market $119,950 Active 257 DOM
10. 2026-06-07
    days on market $119,950 Active 256 DOM
11. 2026-06-05
    days on market $119,950 Active 253 DOM
12. 2026-06-03
    days on market $119,950 Active 252 DOM
13. 2026-06-02
    days on market $119,950 Active 251 DOM
14. 2026-06-01
    days on market $119,950 Active 250 DOM
15. 2026-05-31
    days on market $119,950 Active 249 DOM
16. 2026-05-30
    days on market $119,950 Active 248 DOM
17. 2026-03-16
    price $99,995 416-char remark

    Show marketing remark (416 chars)

    Come check out this 3 bed 1 bath home on almost 3/4 of an acre of land. This home has been recently painted and has updated touches throughout. Enjoy the peace and quiet of living at the end of a country road with plenty of room to spread out. This home and the almost 3/4 of an acre are just waiting for you to move in. There is also an additional water hook up on the property. Come take a look for yourself today.

18. 2026-01-29
    price $119,950 417-char remark

    Show marketing remark (416 chars)

    Come check out this 3 bed 1 bath home on almost 3/4 of an acre of land. This home has been recently painted and has updated touches throughout. Enjoy the peace and quiet of living at the end of a country road with plenty of room to spread out. This home and the almost 3/4 of an acre are just waiting for you to move in. There is also an additional water hook up on the property. Come take a look for yourself today.

19. 2026-01-29
    price $119,950 416-char remark

    Show marketing remark (416 chars)

    Come check out this 3 bed 1 bath home on almost 3/4 of an acre of land. This home has been recently painted and has updated touches throughout. Enjoy the peace and quiet of living at the end of a country road with plenty of room to spread out. This home and the almost 3/4 of an acre are just waiting for you to move in. There is also an additional water hook up on the property. Come take a look for yourself today.

20. 2025-09-24
    listed $130,000 Active 417-char remark

    Show marketing remark (417 chars)

    Come check out this 3 bed 1 bath home on just over an acre of land. This home has been recently painted and has updated touches throughout. Enjoy the peace and quiet of living at the end of a country road with plenty of room to spread out. This home and the almost 3/4 of an acre are just waiting for you to move in. There is also an additional water hook up on the property. Come take a look for yourself today.

21. 2025-08-07
    listed $130,000 Active 416-char remark

    Show marketing remark (416 chars)

    Come check out this 3 bed 1 bath home on almost 3/4 of an acre of land. This home has been recently painted and has updated touches throughout. Enjoy the peace and quiet of living at the end of a country road with plenty of room to spread out. This home and the almost 3/4 of an acre are just waiting for you to move in. There is also an additional water hook up on the property. Come take a look for yourself today.

ⓘ 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 9/10 Extreme 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,000
• − Mortgage interest: −$6,719
• − Property taxes: −$1,799
• − Insurance: −$600
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$3,489
• Taxable loss: −$8
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $1,904/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 1-bath home on just over an acre of land requires moderate repairs and maintenance to improve its condition and value.

Repairs flagged

• Major roof shingles — visible wear on shingles
• Major exterior siding — some discoloration
• Major interior walls — some discoloration
• Major HVAC system — basic design, no visible wear

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Resale repair roof shingles — improves home's condition
• Resale repair foundation cracks — ensures structural integrity
• Rental replace HVAC system — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof shingles · visible wear on shingles	Major	$15,000–50,000
exterior siding · some discoloration	Major	$15,000–50,000
interior walls · some discoloration	Major	$15,000–50,000
HVAC system · basic design, no visible wear	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Resale repair roof shingles — improves home's condition ↑
• Resale repair foundation cracks — ensures structural integrity ↑
• Rental replace HVAC system — improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Evadale ISD
• NCES district ID: 4818750
• Math proficiency: 38% ▬ 0.00%
• Reading proficiency: 46% ▲ 3.00%
• Median HH income: $55,985
• Composite: 39.05/100
• National rank: #8273
• State rank: #609 of 1141 in TX

Livability — Evadale

• Score: 73/100
• State rank: #205
• US rank: #5091

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evadale, TX
• City population: 256
• Population (ZIP): 256

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: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Serbian 3%

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: ▲ 1.44%
• Current HPI: 81.228
• 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

-23.1% since first listed

5 events — show timeline

• 2026-03-16 Price Changed $99,995 BBOR
• 2026-01-29 Price Changed $119,950 HARMLS
• 2026-01-29 Price Changed $119,950 BBOR
• 2025-09-24 Listed $130,000 HARMLS
• 2025-08-07 Listed $130,000 BBOR