911 W Reagan St · Palestine, TX 75801

$40,000

3 bd · 1.0 ba · 1,596 sqft · SingleFamily public records · 30 Days on market

Built 1950 0.32 ac lot Est $49k · 19% under

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Why this score? — see what drove the B+ 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
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 Bed 1 Bath

Key facts

• 0.32 acre lot
• Built 1950
• Listed 29 days

Property features AI

Finance

• Other: MLS status: Active; Possession: Negotiable; Listing agreement: Exclusive Agency
• Financial info: Loan type: Treat As Clear; Second mortgage: No
• HOA & community: No association

Exterior

• Parking: Parking: Other
• Utilities: Municipal utility district: No; Utilities: Other
• Home design: Single-family residence; Residential property; Built in 1950; One story
• Construction: Year built: 1950
• Exterior features: Lot under half an acre (approx. 0.316 acre); Subdivision: Nance & Green; Directions: S Grove St to W Reagan St

Interior

• Kitchen: Kitchen (14 x 16); Appliances: Other
• Bedrooms: Three bedrooms (primary bedroom on main level, two additional bedrooms on main level)
• Bathrooms: One full bathroom
• Interior features: One-level layout; Six total rooms; Living area of 1,596 (provided)
• Laundry & utility: Utilities: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $934 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 34.3% vs local median 3.9% in Palestine — 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 66/100 on livability (#657 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools D, employment D.
• Palestine ISD (town): math 36% / reading 37% proficiency, ranked #509 of 826 in TX (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 196 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 29 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Anderson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,400 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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 D-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 D 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: 4.11% ✓
• Cap rate: 34.32%
• Cash-on-cash: 100.10%
• DSCR: 5.45
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $49,476
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 W Reagan St	0.44mi	2/1.0 (-1)	1,767 (+11%)	12mo	$55,000	$31	47
823 W Louisiana St	0.73mi	4/2.0 (+1)	1,740 (+9%)	8mo	$49,000	$28	35

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: —
• Equity multiple: 5.74×
• Total profit: $53,102
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 12.00×
• Total profit: $123,185
• Equity at exit: $3,458

Cash invested: $11,200 (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 75801

• Home prices YoY: -35.0%
• Active inventory: 196
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,645 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$139 /mo · $1,669/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $934

Break-even live

Break-even rent $463

Max offer price $40,000

Occupancy floor 38%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Damon Allen Way Palestine, TX	1.0–3.0	1.0–2.0	926	$1,972	$2.13	44d	14	1.38mi

Listing history 17 events

1. 2026-06-19
   days on market $40,000 Active 30 DOM
2. 2026-06-18
   days on market $40,000 Active 29 DOM
3. 2026-06-17
   days on market $40,000 Active 28 DOM
4. 2026-06-16
   days on market $40,000 Active 27 DOM
5. 2026-06-15
   pricedays on market $40,000 Active 26 DOM
6. 2026-06-14
   days on market $50,000 Active 24 DOM
7. 2026-06-12
   days on market $50,000 Active 23 DOM
8. 2026-06-09
   days on market $50,000 Active 20 DOM
9. 2026-06-08
   days on market $50,000 Active 19 DOM
10. 2026-06-07
    pricedays on market $50,000 Active 18 DOM
11. 2026-06-04
    days on market $55,000 Active 14 DOM
12. 2026-06-03
    price $55,000 Active 13 DOM
13. 2026-06-02
    days on market $60,000 Active 13 DOM
14. 2026-06-01
    days on market $60,000 Active 12 DOM
15. 2026-05-31
    days on market $60,000 Active 11 DOM
16. 2026-05-31
    days on market $60,000 Active 10 DOM
17. 2026-05-20
    listed $80,000 Active

ⓘ 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: $1,669 · $139/mo
• Projected year-2 tax: $1,669 · $139/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 26 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $19,744
• − Mortgage interest: −$2,241
• − Property taxes: −$1,669
• − Insurance: −$200
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − Depreciation: −$1,164
• Taxable income: $11,311
• Est. tax owed @ 24.0%: −$2,715
• After-tax cash flow: $8,497/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: Palestine ISD
• NCES district ID: 4834050
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $36,881
• Composite: 30.34/100
• National rank: #6267
• State rank: #509 of 826 in TX

Livability — Palestine

• Score: 66/100
• State rank: #657
• US rank: #12357

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palestine, TX
• County: Anderson County · 17,531 people
• City population: 17,531
• Metro: Palestine, TX
• Population (ZIP): 17,531
• Household income: $56,787
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 609.0

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 56,663 people
• By 2030: 57,373 · +1.3%
• By 2040: 58,960 · +4.1%
• By 2050: 59,073 · +4.3%
• By 2075: 53,737 · -5.2%
• By 2100: 42,516 · -25.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 48% Black 27% Hispanic / Latino 17% Two or more races 15% Native American 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 85% English-only · Spanish 12%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+61.8) · D 18.8% · R 80.6%
• 2008→2024 swing: -18.3pp toward R · 2008: -43.5pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+58.0 2016: R+58.1 2012: R+52.2 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.17%
• Current HPI: 154.6138
• Rent YoY: —
• Metro: Palestine, TX
• 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

• 2026-05-20 Listed $80,000 NTREIS

Property tax history

+3.0%/yr

Latest (2025): $1,669 · +11.7% YoY. Source: county tax records.