1537 E Gibson St · Jasper, TX 75951

$155,000

8 bd · None ba · 1,296 sqft · Manufactured public records · 123 Days on market

Built 1995

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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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTMENT OPPORUNITY!!! That is correct, 3 rental units for the price! This property features a small frame home with 2 bedrooms. The other properties are double wide mobile homes that each offer 3 bedrooms and 2 baths. One home is currently rented. There is a lift station for all 3 properties located in the rear corner of the property. Call for more information.

Key facts

• Listed 123 days

What this means for you Summary

Snapshot

• This is a 8-bed/?-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.8% in Jasper — 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 58/100 on livability (#1,225 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime C-, schools F, amenities F.
• Jasper ISD (town): math 22% / reading 26% proficiency, ranked #734 of 826 in TX (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 308 active listings in the ZIP; 45 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Jasper County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.06%
• DSCR: 1.40
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-4,325
• Equity at exit: $23,111

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $22,800
• Equity at exit: $13,402

Cash invested: $43,400 (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 75951

• Active inventory: 308
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,569 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$34 /mo · $413/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $328

Break-even live

Break-even rent $1,154

Max offer price $155,000

Occupancy floor 74%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-05
   days on market $155,000 Active 123 DOM
2. 2026-06-03
   days on market $155,000 Active 122 DOM
3. 2026-06-02
   days on market $155,000 Active 121 DOM
4. 2026-06-01
   days on market $155,000 Active 120 DOM
5. 2026-05-31
   days on market $155,000 Active 119 DOM
6. 2026-05-31
   days on market $155,000 Active 118 DOM
7. 2026-05-11
   status Active 368-char remark

   Show marketing remark (368 chars)

   INVESTMENT OPPORUNITY!!! That is correct, 3 rental units for the price! This property features a small frame home with 2 bedrooms. The other properties are double wide mobile homes that each offer 3 bedrooms and 2 baths. One home is currently rented. There is a lift station for all 3 properties located in the rear corner of the property. Call for more information.

8. 2026-05-01
   status Pending 368-char remark

   Show marketing remark (368 chars)

   INVESTMENT OPPORUNITY!!! That is correct, 3 rental units for the price! This property features a small frame home with 2 bedrooms. The other properties are double wide mobile homes that each offer 3 bedrooms and 2 baths. One home is currently rented. There is a lift station for all 3 properties located in the rear corner of the property. Call for more information.

9. 2026-05-01
   status Pending 368-char remark

   Show marketing remark (368 chars)

   INVESTMENT OPPORUNITY!!! That is correct, 3 rental units for the price! This property features a small frame home with 2 bedrooms. The other properties are double wide mobile homes that each offer 3 bedrooms and 2 baths. One home is currently rented. There is a lift station for all 3 properties located in the rear corner of the property. Call for more information.

10. 2026-01-22
    listed $155,000 Active 368-char remark

    Show marketing remark (368 chars)

    INVESTMENT OPPORUNITY!!! That is correct, 3 rental units for the price! This property features a small frame home with 2 bedrooms. The other properties are double wide mobile homes that each offer 3 bedrooms and 2 baths. One home is currently rented. There is a lift station for all 3 properties located in the rear corner of the property. Call for more information.

11. 2026-01-20
    listed $155,000 Active 368-char remark

    Show marketing remark (368 chars)

    INVESTMENT OPPORUNITY!!! That is correct, 3 rental units for the price! This property features a small frame home with 2 bedrooms. The other properties are double wide mobile homes that each offer 3 bedrooms and 2 baths. One home is currently rented. There is a lift station for all 3 properties located in the rear corner of the property. Call for more information.

12. 2024-12-12
    status Pending
13. 2024-11-06
    status Active
14. 2024-10-28
    status Pending
15. 2024-09-10
    price $150,000
16. 2024-02-01
    listed $155,000 Active
17. 2024-01-11
    soldstatus Closed

ⓘ 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: $413 · $34/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$2,423/yr (+$202/mo · 586.4%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $18,827
• − Mortgage interest: −$8,682
• − Property taxes: −$413
• − Insurance: −$775
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$4,509
• Taxable income: $1,435
• Est. tax owed @ 24.0%: −$344
• After-tax cash flow: $3,587/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: Jasper ISD
• NCES district ID: 4824630
• Math proficiency: 22% ▼ -12.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $36,286
• Composite: 19.91/100
• National rank: #8684
• State rank: #734 of 826 in TX

Livability — Jasper

• Score: 58/100
• State rank: #1225
• US rank: #21385

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jasper, TX
• Population (ZIP): 15,267

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 28% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5% Tagalog/Filipino 1%

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: ▼ -83.56%
• Current HPI: 136.7972
• 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

+0.0% since first listed

11 events — show timeline

• 2026-05-11 Relisted — BBOR
• 2026-05-01 Pending — Deep East Texas MLS
• 2026-05-01 Pending — BBOR
• 2026-01-22 Listed $155,000 BBOR
• 2026-01-20 Listed $155,000 Deep East Texas MLS
• 2024-12-12 Pending — BBOR
• 2024-11-06 Relisted — BBOR
• 2024-10-28 Pending — BBOR
• 2024-09-10 Price Changed $150,000 BBOR
• 2024-02-01 Listed $155,000 BBOR
• 2024-01-11 Sold (MLS) — BBOR

Property tax history

-5.0%/yr

Latest (2025): $413 · +54.8% YoY. Source: county tax records.