610 E Jackson St · Crystal City, TX 78839

$63,000

3 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 10 Days on market

Built 1970 0.34 ac lot $40/sqft · 59% below area Est $122k · 48% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Great location close to schools and restaurants. Property sits on 2 lots. House needs repairs. ; Original MLS#: 81738; Age Range: 51+ Yrs; Appraisal District ID: 19805; Apx Bsmt SqFt: 0; Apx Lot Size SqFt: 0.34; Misc Exterior: Fenced; Qualify: No

Key facts

• Close to schools
• Close to restaurants
• Fenced

Tags

• GREAT LOCATION
• CLOSE TO SCHOOLS
• CLOSE TO RESTAURANTS
• FENCED

Property features AI

Finance

• Other: Listing agent: Diana Betancourt; Listing office contact: [phone], [email protected]; Listed by RE/MAX Real Estate Services
• Financial info: Down payment assistance not available

Exterior

• Utilities: City water and sewer
• Home design: Single-story property
• Construction: Slab foundation; Composition roof
• Exterior features: Paved street

Interior

• Bathrooms: One full bathroom
• Interior features: One living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).

Location & tenants

• Location reads 62/100 on livability (#910 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Crystal City ISD (town): math 10% / reading 22% proficiency, ranked #813 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 20 active listings in the ZIP; 3 units permitted in Zavala County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($436 loan paydown + $3k appreciation (5.0% local appreciation)).
• Zavala County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; major 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 $63,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 1.90% ✓
• Cap rate: 14.53%
• Cash-on-cash: 29.43%
• DSCR: 2.31
• GRM: 4.4

CMA / ARV

• ARV (median comp): $121,545
• List price: $63,000
• Delta: -48.17%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 E Holland	0.12mi	3/2.0	1,514 (-3%)	14mo	$195,000	$129	73
730 E Holland St	0.17mi	3/2.5	1,583 (+1%)	22mo	$89,000	$56	66
803 E Edwards	0.47mi	2/1.0 (-1)	1,484 (-5%)	4mo	$140,000	$94	61

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

Projected returns pro-forma

5.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.8%
• Equity multiple: 3.39×
• Total profit: $42,212
• Equity at exit: $35,776

10-year hold

• IRR: 36.9%
• Equity multiple: 6.89×
• Total profit: $103,891
• Equity at exit: $61,807

Cash invested: $17,640 (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 78839

• Home prices YoY: 3.9%
• Active inventory: 20
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,198 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$157 /mo · $1,882/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $433

Break-even live

Break-even rent $650

Max offer price $63,000

Occupancy floor 59%

Sensitivity live

Price	-10% $468	-5% $450	+0% $433	+5% $415	+10% $397
Rent	-10% $338	-5% $385	+0% $433	+5% $480	+10% $527
Rate	-1.0pp $464	-0.5pp $449	base $433	+0.5pp $416	+1.0pp $400

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $63,000 Active 10 DOM
2. 2026-06-18
   days on market $63,000 Active 9 DOM
3. 2026-06-17
   days on market $63,000 Active 8 DOM
4. 2026-06-16
   days on market $63,000 Active 7 DOM
5. 2026-06-15
   days on market $63,000 Active 6 DOM
6. 2026-06-14
   days on market $63,000 Active 4 DOM
7. 2026-06-13
   days on market $63,000 Active 3 DOM
8. 2026-06-10
   remarks 246-char remark
9. 2026-06-10
   days on marketlisting id $63,000 Active 1 DOM
10. 2026-06-09
    days on market $63,000 Active 240 DOM
11. 2026-06-08
    days on market $63,000 Active 239 DOM
12. 2026-06-07
    days on market $63,000 Active 238 DOM
13. 2026-06-05
    days on market $63,000 Active 235 DOM
14. 2026-06-03
    days on market $63,000 Active 234 DOM
15. 2026-06-02
    days on market $63,000 Active 233 DOM
16. 2026-06-01
    days on market $63,000 Active 232 DOM
17. 2026-05-31
    days on market $63,000 Active 231 DOM
18. 2026-05-30
    days on market $63,000 Active 230 DOM
19. 2026-05-19
    price $63,000 94-char remark
20. 2025-12-31
    price $73,000 94-char remark
21. 2025-10-12
    listed $83,040 Active 94-char remark

ⓘ 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: $1,882 · $157/mo
• Projected year-2 tax: $1,882 · $157/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $14,372
• − Mortgage interest: −$3,529
• − Property taxes: −$1,882
• − Insurance: −$315
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$1,833
• Taxable income: $4,513
• Est. tax owed @ 24.0%: −$1,083
• After-tax cash flow: $4,109/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: Crystal City ISD
• NCES district ID: 4815930
• Math proficiency: 10% ▼ -19.00%
• Reading proficiency: 22% ▼ -9.00%
• Median HH income: $27,757
• Composite: 12.43/100
• National rank: #9631
• State rank: #813 of 826 in TX

Livability — Crystal City

• Score: 62/100
• State rank: #910
• US rank: #16330

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crystal City, TX
• Population (ZIP): 7,333

Population outlook (Zavala County) Hauer SSP2

• Today (2025): 13,393 people
• By 2030: 13,993 · +4.5%
• By 2040: 15,186 · +13.4%
• By 2050: 16,332 · +21.9%
• By 2075: 18,742 · +39.9%
• By 2100: 18,814 · +40.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 57% White 7%
• Hispanic origin (detail): Mexican 90%
• Foreign-born: 6% · Canada
• Languages at home: 26% English-only · Spanish 74%

Political lean MEDSL · Zavala

• 2024 margin: D (+14.4) · D 56.8% · R 42.4%
• 2008→2024 swing: -54.4pp toward R · 2008: 68.8pp · 2024: 14.4pp
• All cycles: 2024: D+14.4 2020: D+31.4 2016: D+57.3 2012: D+67.6 2008: D+68.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.02%
• Current HPI: 134.0218
• 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

1 event — show timeline

• 2025-10-10 Listed $63,000 LERA

Property tax history

+8.0%/yr

Latest (2025): $1,882 · +17.5% YoY. Source: county tax records.