400 Veatch St · Joshua, TX 76058

$225,000

3 bd · 2.0 ba · 1,310 sqft · SingleFamily public records · 41 Days on market

Built 1953 10,019 sqft lot Est $233k · at est.

---

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 +9.1/15.0
• Cash flow +8.4/30.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Ideally nestled on nearly a quarter-acre of land in the heart of historic downtown Joshua, just a short stroll to charming eateries and shops, this move-in ready home blends character, comfort, and affordability in a way that’s hard to find. From the moment you step inside, you’re welcomed by gorgeous real hardwood floors and an abundance of natural light that bathes the spacious living area in natural light - creating a warm, inviting atmosphere that instantly feels like home. The charming kitchen offers abundant counter and cabinet space, complemented by a perfectly placed window above the sink that frames peaceful views of the private backyard. Just off the kitchen, a versati

Key facts

• Flex area
• Private backyard
• Natural light

Tags

• QUARTER-ACRE LAND
• HISTORIC DOWNTOWN JOSHUA
• GORGEOUS REAL HARDWOOD FLOORS
• NATURAL LIGHT
• PRIVATE BACKYARD
• FLEX AREA

Property features AI

Finance

• Other: Property type: Residential, single-family; Lot is less than 0.5 acre (approximately 0.23 acre); Fencing: Metal and wood
• Financial info: Loan types accepted: Cash, Conventional, FHA, VA
• HOA & community: No association

Exterior

• Parking: Covered parking for 2 vehicles; 1-car garage (attached); Carport space for 1; Driveway; Garage faces front with a single 2-car door configuration
• Security: No specific security features provided
• Utilities: City water; City sewer; Municipal utility district: No
• Home design: Single-family residence; One story; Built in 1953; Siding exterior; Composition roof; Not attached to other properties; Subdivision: W W Byers
• Construction: Siding construction; Composition roof; Year built: 1953; Foundation details not provided
• Exterior features: Gutters; Playground; Storage; Shed(s); Landscaped interior lot

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Built-in cabinets
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Ceramic tile; Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Open floorplan; Cable TV available; High-speed internet available; One living area; One dining area; 5 total rooms
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-201 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (25.5% below list).
• Recommended offer: $168k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.5% in Joshua — 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 73/100 on livability (#225 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Joshua ISD (rural): math 52% / reading 50% proficiency, ranked #139 of 826 in TX (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: H D Staples El (math 44% / reading 38%, grade F, #1,462 of 4,322 statewide, top 34%, 435 students, 65% FRL); R C Loflin Middle (math 41% / reading 45%, grade D-, #540 of 1,662 statewide, top 33%, 730 students, 55% FRL); Joshua H S (math 67% / reading 15%, grade F, #774 of 1,632 statewide, top 49%, 1,242 students, 44% FRL).
• Market conditions: 421 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,152 units permitted in Johnson County in 2024 (76 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Johnson County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,609 (25.5% 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. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.74% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.83%
• DSCR: 0.83
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $233,180
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 N Main St	0.08mi	3/1.0	1,296 (-1%)	6mo	$125,000	$96	86
109 Paula Dr	0.36mi	3/2.0	1,314 (+0%)	1mo	$245,000	$186	82
212 Marie Ct	0.47mi	3/2.0	1,278 (-2%)	10mo	$249,900	$196	66
414 Dakota Dr	0.58mi	3/2.0	1,345 (+3%)	3mo	$239,900	$178	66
206 Thomas St	0.50mi	3/2.0	1,249 (-5%)	12mo	$220,000	$176	59
513 Casa Linda St	0.68mi	3/2.0	1,332 (+2%)	10mo	$215,000	$161	57
605 Dakota Dr	0.65mi	3/2.0	1,402 (+7%)	2mo	$224,900	$160	56
614 N Main St	0.44mi	3/2.0	1,411 (+8%)	14mo	$272,999	$193	55
103 E 14th St	0.28mi	3/1.0	1,488 (+14%)	12mo	$199,900	$134	50
520 Palo Duro Dr	0.74mi	4/2.0 (+1)	1,404 (+7%)	5mo	$240,000	$171	44
246 Caddo Rd	0.74mi	3/2.0	1,152 (-12%)	3mo	$355,000	$308	43
504 Conveyor Dr	0.72mi	2/1.0 (-1)	1,140 (-13%)	15mo	$216,000	$189	24

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: -22.7%
• Equity multiple: 0.22×
• Total profit: $-49,245
• Equity at exit: $33,548

10-year hold

• IRR: -17.1%
• Equity multiple: 0.06×
• Total profit: $-59,326
• Equity at exit: $19,454

Cash invested: $63,000 (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 76058

• Home prices YoY: -24.5%
• Active inventory: 421
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,676 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$251 /mo · $3,016/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-201

Break-even live

Break-even rent $1,930

Max offer price $189,518

Occupancy floor —

Sensitivity live

Price	-10% $-73	-5% $-137	+0% $-201	+5% $-265	+10% $-328
Rent	-10% $-333	-5% $-267	+0% $-201	+5% $-135	+10% $-68
Rate	-1.0pp $-88	-0.5pp $-144	base $-201	+0.5pp $-259	+1.0pp $-318

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 McMillain St Joshua, TX	2.0	1.5	946	$1,350	$1.43	14d	1	0.60mi
516 Lone Star St Joshua, TX	3.0	2.0	1619	$1,975	$1.22	12d	1	0.62mi

Listing history 4 events

1. 2026-05-08
   status Pending
2. 2026-04-27
   historical Active Option Contract
3. 2026-03-27
   listed $225,000 Active
4. 2010-05-05
   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: $3,016 · $251/mo
• Projected year-2 tax: $4,118 · $343/mo
• Expected delta: +$1,102/yr (+$92/mo · 36.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,113
• − Mortgage interest: −$12,603
• − Property taxes: −$3,016
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − Depreciation: −$6,545
• Taxable loss: −$6,394
• Est. tax savings @ 24.0%: +$1,535
• After-tax cash flow: $-876/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: Joshua ISD
• NCES district ID: 4824930
• Math proficiency: 52% ▼ -7.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $60,696
• Composite: 44.65/100
• National rank: #2769
• State rank: #139 of 826 in TX

Livability — Joshua

• Score: 73/100
• State rank: #225
• US rank: #5526

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Joshua, TX
• City population: 29,538
• Population (ZIP): 21,531

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 179,678 people
• By 2030: 189,208 · +5.3%
• By 2040: 207,261 · +15.4%
• By 2050: 223,064 · +24.1%
• By 2075: 259,979 · +44.7%
• By 2100: 275,395 · +53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 28% Two or more races 11% Black 2%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Italian 2% Slovak 2% Portuguese 1%
• Foreign-born: 7% · Canada
• Languages at home: 80% English-only · Spanish 18% German/W. Germanic 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.9% · R 75.3%
• 2008→2024 swing: -3.9pp toward R · 2008: -47.5pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+53.0 2016: R+58.3 2012: R+55.6 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.22%
• Current HPI: 265.6513
• 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

4 events — show timeline

• 2026-05-08 Pending — NTREIS
• 2026-04-27 Contingent — NTREIS
• 2026-03-27 Listed $225,000 NTREIS
• 2010-05-05 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $3,016 · +10.4% YoY. Source: county tax records.