23276 San Jacinto Ave · Iola, TX 77861

$227,000

3 bd · 2.0 ba · 1,810 sqft · SingleFamily public records · 41 Days on market

Built 1984 0.48 ac lot $125/sqft · 29% above area Est $176k · 29% over

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Why this score? — see what drove the C- 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 +19.1/30.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• 1% rule +5.0/10.0
• Schools +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

GREAT BRICK HOME IN THE MIDDLE OF IOLA WITH AN AEROBIC SEPTIC SYSTEM ON 3 LOTS (. 48 ACRES). NICE SIZE BRICK HOME WITH 3 BEDROOMS AND 2 FULL BATHS. BREAKFAST BAR SEPARATING THE KITCHEN AND LIVING ROOM. PERGO FLOORS IN LIVING AREA. LARGE GAMEROOM OR 4TH BEDROOM WITH TILE FLOORS AND CLOSET BUILT ON THE REAR OF HOME. THIS HOME HAS STORM WINDOWS AND 2" FAUX BLINDS THROUGHOUT. HOME HAS A PROFESSIONALLY INSTALLED SECURITY CAMERAS ON FRONT AND SIDES. FULLY FENCED YARD WITH TWO STORAGE BUILDINGS. SUPER LARGE CORNER LOT. GREAT HOME IN THE HIGHLY SOUGHT AFTER IOLA ISD. CALL TODAY FOR YOUR PERSONAL SHOWIN.

Key facts

• Security cameras
• Pergo floors
• Large gameroom

Tags

• BREAKFAST BAR
• PERGO FLOORS
• LARGE GAMEROOM
• STORM WINDOWS
• SECURITY CAMERAS
• FULLY FENCED YARD

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not considered

Exterior

• Parking: Attached garage (1 car)
• Security: Smoke detector(s)
• Utilities: Public water; Aerobic septic
• Home design: Residential property; Full ownership; Single-story entry (first level); Facing direction not specified
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1984
• Exterior features: Fenced backyard; Corner lot; Gravel road access

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Disposal; Oven
• Bedrooms: Primary bedroom (First level); Bedroom (First level); Bedroom (First level); Bonus room (First level); Living room (First level)
• Flooring: Engineered hardwood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Window unit(s)
• Interior features: Breakfast bar; Kitchen and family room combined; Pantry; Kitchen and dining combo; Separate shower; Vanity; Satellite dish; Storm windows
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $227k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (0.1% below list).
• Recommended offer: $220k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,107 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools C-, crime F, amenities F.
• Iola ISD (rural): math 50% / reading 50% proficiency, ranked #163 of 826 in TX (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 134 active listings in the ZIP; 110 units permitted in Grimes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Grimes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $220,190 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F 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?
4. 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.
5. 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.
6. 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: 1.00% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.53%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $176,374
• List price: $227,000
• Delta: 28.70%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.6%
• Equity multiple: 3.19×
• Total profit: $138,945
• Equity at exit: $204,500

10-year hold

• IRR: 24.1%
• Equity multiple: 7.25×
• Total profit: $397,191
• Equity at exit: $441,011

Cash invested: $63,560 (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 77861

• Home prices YoY: 23.3%
• Active inventory: 134
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,267 medium
• Mortgage (P&I): −$1,190
• Tax from tax record: −$266 /mo · $3,195/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $240

Break-even live

Break-even rent $1,964

Max offer price $227,000

Occupancy floor 84%

Sensitivity live

Price	-10% $369	-5% $304	+0% $240	+5% $176	+10% $112
Rent	-10% $61	-5% $151	+0% $240	+5% $330	+10% $419
Rate	-1.0pp $354	-0.5pp $298	base $240	+0.5pp $181	+1.0pp $121

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: $56,750
• Closing costs: $6,810
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $227,000 Active 41 DOM
2. 2026-06-17
   days on market $227,000 Active 40 DOM
3. 2026-06-16
   days on market $227,000 Active 39 DOM
4. 2026-06-15
   days on market $227,000 Active 38 DOM
5. 2026-06-14
   days on market $227,000 Active 36 DOM
6. 2026-06-13
   days on market $227,000 Active 35 DOM
7. 2026-06-10
   days on market $227,000 Active 33 DOM
8. 2026-06-09
   days on market $227,000 Active 32 DOM
9. 2026-06-08
   days on market $227,000 Active 31 DOM
10. 2026-06-07
    days on market $227,000 Active 30 DOM
11. 2026-06-03
    days on market $227,000 Active 26 DOM
12. 2026-06-02
    days on market $227,000 Active 25 DOM
13. 2026-06-01
    days on market $227,000 Active 24 DOM
14. 2026-05-31
    days on market $227,000 Active 23 DOM
15. 2026-05-30
    days on market $227,000 Active 22 DOM
16. 2026-05-08
    listed $227,000 Active 612-char remark
17. 2019-04-28
    listed $190,000
18. 2005-06-06
    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: $3,195 · $266/mo
• Projected year-2 tax: $4,154 · $346/mo
• Expected delta: +$959/yr (+$80/mo · 30.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $27,210
• − Mortgage interest: −$12,716
• − Property taxes: −$3,195
• − Insurance: −$1,135
• − Repairs & maintenance: −$2,177
• − Management: −$2,177
• − Depreciation: −$6,604
• Taxable loss: −$793
• Est. tax savings @ 24.0%: +$190
• After-tax cash flow: $3,071/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: Iola ISD
• NCES district ID: 4824240
• Math proficiency: 50% ▼ -6.00%
• Reading proficiency: 50% ▼ -3.00%
• Median HH income: $58,213
• Composite: 43.58/100
• National rank: #2979
• State rank: #163 of 826 in TX

Livability — Iola

• Score: 59/100
• State rank: #1107
• US rank: #19600

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Iola, TX
• Population (ZIP): 2,785

Population outlook (Grimes County) Hauer SSP2

• Today (2025): 28,910 people
• By 2030: 29,539 · +2.2%
• By 2040: 30,648 · +6.0%
• By 2050: 31,698 · +9.6%
• By 2075: 34,351 · +18.8%
• By 2100: 33,565 · +16.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 18% Two or more races 14%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 6% Lithuanian 5% Romanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Grimes

• 2024 margin: Solid R (+60.3) · D 19.5% · R 79.7%
• 2008→2024 swing: -25.9pp toward R · 2008: -34.3pp · 2024: -60.3pp
• All cycles: 2024: R+60.3 2020: R+53.2 2016: R+51.1 2012: R+44.2 2008: R+34.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 50.14%
• Current HPI: 264.958
• 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

+19.5% since first listed

3 events — show timeline

• 2026-05-08 Listed $227,000 HARMLS
• 2019-04-28 Listed $190,000 BCSRMLS
• 2005-06-06 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,195 · +7.6% YoY. Source: county tax records.