1115 W Belknap · Jacksboro, TX 76458

$299,900

3 bd · 2.0 ba · 4,420 sqft · SingleFamily public records · 215 Days on market

Built 1950 4.45 ac lot $68/sqft · 31% below area Est $375k · 20% under ↓ 31% since listing

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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 +7.6/30.0
• 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
• DSCR +1.7/10.0
• 1% rule +1.1/10.0

Listing remarks MLS

Are you looking for acreage in the city limits to build your dream home or an investment opportunity? This 4.45 acre tract is the perfect plot for country living in town. The house on site is most likely a total tear down which gives you the opportunity to make the place yours. City sewer, and water well. Survey is available. Buyer will be responsible for fencing lot. Deed restrictions to include no mobile homes.

Key facts

• Water well
• Deed restrictions
• Survey available

Tags

• ACREAGE IN CITY LIMITS
• CITY SEWER
• WATER WELL
• SURVEY AVAILABLE
• DEED RESTRICTIONS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-363 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (39.4% below list).
• Recommended offer: $182k (39.4% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.8% in Jacksboro — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); Jacksboro Middle (math 44% / reading 40%, grade D-, #572 of 1,662 statewide, top 36%, 251 students, 68% FRL); Jacksboro H S (math 47% / reading 57%, grade D+, #447 of 1,632 statewide, top 29%, 335 students, 68% FRL) — zoned schools average 68% FRL vs 44% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 125 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $100k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $181,727 (39.4% 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. It's been on market 215 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.61% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.18%
• DSCR: 0.77
• GRM: 13.8

CMA / ARV

• ARV (median comp): $375,000
• List price: $299,900
• Delta: -20.03%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-1.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.40×
• Total profit: $-50,199
• Equity at exit: $67,741

10-year hold

• IRR: -7.5%
• Equity multiple: 0.36×
• Total profit: $-54,050
• Equity at exit: $67,243

Cash invested: $83,972 (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: 125
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $1,817 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$101 /mo · $1,209/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-363

Break-even live

Break-even rent $2,276

Max offer price $235,814

Occupancy floor —

Sensitivity live

Price	-10% $-193	-5% $-278	+0% $-363	+5% $-448	+10% $-533
Rent	-10% $-506	-5% $-435	+0% $-363	+5% $-291	+10% $-219
Rate	-1.0pp $-212	-0.5pp $-287	base $-363	+0.5pp $-440	+1.0pp $-520

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $299,900 Active 215 DOM
2. 2026-06-18
   days on market $299,900 Active 212 DOM
3. 2026-06-17
   days on market $299,900 Active 211 DOM
4. 2026-06-16
   days on market $299,900 Active 210 DOM
5. 2026-06-15
   days on market $299,900 Active 209 DOM
6. 2026-06-13
   days on market $299,900 Active 207 DOM
7. 2026-06-13
   days on market $299,900 Active 206 DOM
8. 2026-06-09
   days on market $299,900 Active 203 DOM
9. 2026-06-08
   days on market $299,900 Active 202 DOM
10. 2026-06-07
    days on market $299,900 Active 201 DOM
11. 2026-06-04
    days on market $299,900 Active 198 DOM
12. 2026-06-03
    days on market $299,900 Active 197 DOM
13. 2026-06-02
    days on market $299,900 Active 196 DOM
14. 2026-06-01
    days on market $299,900 Active 195 DOM
15. 2026-05-31
    days on market $299,900 Active 194 DOM
16. 2026-01-17
    price $299,900 419-char remark

    Show marketing remark (419 chars)

    Are you looking for acreage in the city limits to build your dream home or an investment opportunity? This 4.45 acre tract is the perfect plot for country living in town. The house on site is most likely a total tear down which gives you the opportunity to make the place yours. City sewer, and water well. Survey is available. Buyer will be responsible for fencing lot. Deed restrictions to include no mobile homes.

17. 2025-11-18
    listed $399,900 Active 419-char remark

    Show marketing remark (419 chars)

    Are you looking for acreage in the city limits to build your dream home or an investment opportunity? This 4.45 acre tract is the perfect plot for country living in town. The house on site is most likely a total tear down which gives you the opportunity to make the place yours. City sewer, and water well. Survey is available. Buyer will be responsible for fencing lot. Deed restrictions to include no mobile homes.

18. 2025-07-25
    historical
19. 2025-05-23
    price $399,900
20. 2025-05-07
    status Active
21. 2025-01-18
    historical
22. 2024-10-17
    price $415,000
23. 2024-07-18
    listed $435,000 Active
24. 2006-04-24
    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: $1,209 · $101/mo
• Projected year-2 tax: $5,488 · $457/mo
• Expected delta: +$4,279/yr (+$357/mo · 353.9%)

ⓘ 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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 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: $21,807
• − Mortgage interest: −$16,799
• − Property taxes: −$1,209
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − Depreciation: −$8,724
• Taxable loss: −$9,914
• Est. tax savings @ 24.0%: +$2,379
• After-tax cash flow: $-1,974/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

-31.1% since first listed

9 events — show timeline

• 2026-01-17 Price Changed $299,900 NTREIS
• 2025-11-18 Listed $399,900 NTREIS
• 2025-07-25 Listing Removed — NTREIS
• 2025-05-23 Price Changed $399,900 NTREIS
• 2025-05-07 Relisted — NTREIS
• 2025-01-18 Listing Removed — NTREIS
• 2024-10-17 Price Changed $415,000 NTREIS
• 2024-07-18 Listed $435,000 NTREIS
• 2006-04-24 Sold (Public Records) — Public Records

Property tax history

-2.7%/yr

Latest (2025): $1,209 · +6.2% YoY. Source: county tax records.