161 An County Road 422 · Palestine, TX 75803

$144,500

2 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 44 Days on market

Built 1975 0.36 ac lot $109/sqft · 55% below area

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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).

• Cash flow +15.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country Living !! This Lovely 2 bedroom 1 bath Charming home just outside of town is move in ready. Has open concept Large Living area Kitchen and Dining combined with breakfast bar. Kitchen has plenty of cabinet and storage space. and kitchen pantry. New appliances 2022 New flooring 2023 and tankless water heater Spacious master bedroom with 2 closets. Bathroom Tub Shower combo open area with lots of cabinet space. Large laundry room for that extra storage. Covered Patio and large fenced backyard. outside storage building. New Roof in 2022. Foundation for the entire house has been replaced from the ground up. Many extras. Come see and make this your home!

Key facts

• Two closets
• Updated floors
• Privacy-fenced yard

Tags

• UPDATED FLOORS
• TWO CLOSETS
• SPACIOUS LAUNDRY ROOM
• PRIVACY-FENCED YARD

Property features AI

Exterior

• Parking: No garage
• Utilities: Septic tank (aerobic septic)
• Home design: Single-family residential property; One story
• Construction: HardiPlank-type siding; Pillar/post/pier foundation; Composition roof; Built using typical residential construction (year built not provided)
• Exterior features: Covered front porch; Patio; Wood fencing / fenced yard; Level lot; County road frontage

Interior

• Kitchen: Electric oven; Free-standing range; Dishwasher
• Flooring: Vinyl; Tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Window air conditioning unit(s)
• Interior features: Electric oven; Free-standing range; Dishwasher; Tankless water heater; One fireplace
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $68 ($819/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 $132k (8.4% below list).
• Recommended offer: $132k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• Westwood ISD (town): math 28% / reading 29% proficiency, ranked #659 of 826 in TX (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 134 active listings in the ZIP; 29 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $999 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 4 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: 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 $132,330 (8.4% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.03%
• DSCR: 1.09
• GRM: 9.1

CMA / ARV

• ARV (median comp): $323,993
• List price: $144,500
• Delta: -55.40%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.1%
• Equity multiple: 0.53×
• Total profit: $-19,059
• Equity at exit: $21,545

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-10,969
• Equity at exit: $12,494

Cash invested: $40,460 (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 75803

• Home prices YoY: -34.0%
• Active inventory: 134
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,323 medium
• Mortgage (P&I): −$758
• Tax from tax record: −$159 /mo · $1,910/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $68

Break-even live

Break-even rent $1,237

Max offer price $144,500

Occupancy floor 90%

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: $36,125
• Closing costs: $4,335
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $144,500 Active 44 DOM
2. 2026-06-18
   days on market $144,500 Active 43 DOM
3. 2026-06-17
   days on market $144,500 Active 42 DOM
4. 2026-06-16
   days on market $144,500 Active 41 DOM
5. 2026-06-15
   days on market $144,500 Active 40 DOM
6. 2026-06-14
   days on market $144,500 Active 38 DOM
7. 2026-06-12
   days on market $144,500 Active 37 DOM
8. 2026-06-09
   days on market $144,500 Active 34 DOM
9. 2026-06-08
   days on market $144,500 Active 33 DOM
10. 2026-06-07
    days on market $144,500 Active 32 DOM
11. 2026-06-07
    days on market $144,500 Active 31 DOM
12. 2026-06-04
    days on market $144,500 Active 28 DOM
13. 2026-06-02
    days on market $144,500 Active 27 DOM
14. 2026-06-01
    days on market $144,500 Active 26 DOM
15. 2026-05-31
    days on market $144,500 Active 25 DOM
16. 2026-05-31
    days on market $144,500 Active 24 DOM
17. 2026-05-06
    listed $144,500 Active 633-char remark
18. 2026-04-02
    listed $150,000 Active 370-char remark
19. 2026-01-22
    price $150,000
20. 2025-09-03
    listed $165,000 Active
21. 2024-06-10
    soldstatus Closed

    Show marketing remark (664 chars)

    Country Living !! This Lovely 2 bedroom 1 bath Charming home just outside of town is move in ready. Has open concept Large Living area Kitchen and Dining combined with breakfast bar. Kitchen has plenty of cabinet and storage space. and kitchen pantry. New appliances 2022 New flooring 2023 and tankless water heater Spacious master bedroom with 2 closets. Bathroom Tub Shower combo open area with lots of cabinet space. Large laundry room for that extra storage. Covered Patio and large fenced backyard. outside storage building. New Roof in 2022. Foundation for the entire house has been replaced from the ground up. Many extras. Come see and make this your home!

22. 2024-06-10
    soldstatus Closed

    Show marketing remark (664 chars)

    Country Living !! This Lovely 2 bedroom 1 bath Charming home just outside of town is move in ready. Has open concept Large Living area Kitchen and Dining combined with breakfast bar. Kitchen has plenty of cabinet and storage space. and kitchen pantry. New appliances 2022 New flooring 2023 and tankless water heater Spacious master bedroom with 2 closets. Bathroom Tub Shower combo open area with lots of cabinet space. Large laundry room for that extra storage. Covered Patio and large fenced backyard. outside storage building. New Roof in 2022. Foundation for the entire house has been replaced from the ground up. Many extras. Come see and make this your home!

23. 2024-06-10
    soldstatus

    Show marketing remark (664 chars)

    Country Living !! This Lovely 2 bedroom 1 bath Charming home just outside of town is move in ready. Has open concept Large Living area Kitchen and Dining combined with breakfast bar. Kitchen has plenty of cabinet and storage space. and kitchen pantry. New appliances 2022 New flooring 2023 and tankless water heater Spacious master bedroom with 2 closets. Bathroom Tub Shower combo open area with lots of cabinet space. Large laundry room for that extra storage. Covered Patio and large fenced backyard. outside storage building. New Roof in 2022. Foundation for the entire house has been replaced from the ground up. Many extras. Come see and make this your home!

24. 2024-05-16
    status Pending
25. 2024-05-08
    historical Active Under Contract

    Show marketing remark (664 chars)

    Country Living !! This Lovely 2 bedroom 1 bath Charming home just outside of town is move in ready. Has open concept Large Living area Kitchen and Dining combined with breakfast bar. Kitchen has plenty of cabinet and storage space. and kitchen pantry. New appliances 2022 New flooring 2023 and tankless water heater Spacious master bedroom with 2 closets. Bathroom Tub Shower combo open area with lots of cabinet space. Large laundry room for that extra storage. Covered Patio and large fenced backyard. outside storage building. New Roof in 2022. Foundation for the entire house has been replaced from the ground up. Many extras. Come see and make this your home!

26. 2024-05-08
    historical Active Option Contract

    Show marketing remark (664 chars)

    Country Living !! This Lovely 2 bedroom 1 bath Charming home just outside of town is move in ready. Has open concept Large Living area Kitchen and Dining combined with breakfast bar. Kitchen has plenty of cabinet and storage space. and kitchen pantry. New appliances 2022 New flooring 2023 and tankless water heater Spacious master bedroom with 2 closets. Bathroom Tub Shower combo open area with lots of cabinet space. Large laundry room for that extra storage. Covered Patio and large fenced backyard. outside storage building. New Roof in 2022. Foundation for the entire house has been replaced from the ground up. Many extras. Come see and make this your home!

27. 2024-03-30
    price $129,500

    Show marketing remark (664 chars)

    Country Living !! This Lovely 2 bedroom 1 bath Charming home just outside of town is move in ready. Has open concept Large Living area Kitchen and Dining combined with breakfast bar. Kitchen has plenty of cabinet and storage space. and kitchen pantry. New appliances 2022 New flooring 2023 and tankless water heater Spacious master bedroom with 2 closets. Bathroom Tub Shower combo open area with lots of cabinet space. Large laundry room for that extra storage. Covered Patio and large fenced backyard. outside storage building. New Roof in 2022. Foundation for the entire house has been replaced from the ground up. Many extras. Come see and make this your home!

28. 2024-03-30
    price $129,500

    Show marketing remark (664 chars)

    Country Living !! This Lovely 2 bedroom 1 bath Charming home just outside of town is move in ready. Has open concept Large Living area Kitchen and Dining combined with breakfast bar. Kitchen has plenty of cabinet and storage space. and kitchen pantry. New appliances 2022 New flooring 2023 and tankless water heater Spacious master bedroom with 2 closets. Bathroom Tub Shower combo open area with lots of cabinet space. Large laundry room for that extra storage. Covered Patio and large fenced backyard. outside storage building. New Roof in 2022. Foundation for the entire house has been replaced from the ground up. Many extras. Come see and make this your home!

29. 2024-02-27
    listed $135,000 Active

    Show marketing remark (664 chars)

    Country Living !! This Lovely 2 bedroom 1 bath Charming home just outside of town is move in ready. Has open concept Large Living area Kitchen and Dining combined with breakfast bar. Kitchen has plenty of cabinet and storage space. and kitchen pantry. New appliances 2022 New flooring 2023 and tankless water heater Spacious master bedroom with 2 closets. Bathroom Tub Shower combo open area with lots of cabinet space. Large laundry room for that extra storage. Covered Patio and large fenced backyard. outside storage building. New Roof in 2022. Foundation for the entire house has been replaced from the ground up. Many extras. Come see and make this your home!

30. 2024-02-27
    listed $135,000 Active

    Show marketing remark (664 chars)

    Country Living !! This Lovely 2 bedroom 1 bath Charming home just outside of town is move in ready. Has open concept Large Living area Kitchen and Dining combined with breakfast bar. Kitchen has plenty of cabinet and storage space. and kitchen pantry. New appliances 2022 New flooring 2023 and tankless water heater Spacious master bedroom with 2 closets. Bathroom Tub Shower combo open area with lots of cabinet space. Large laundry room for that extra storage. Covered Patio and large fenced backyard. outside storage building. New Roof in 2022. Foundation for the entire house has been replaced from the ground up. Many extras. Come see and make this your home!

31. 2005-12-30
    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: $1,910 · $159/mo
• Projected year-2 tax: $2,644 · $220/mo
• Expected delta: +$735/yr (+$61/mo · 38.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $15,880
• − Mortgage interest: −$8,094
• − Property taxes: −$1,910
• − Insurance: −$722
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$4,204
• Taxable loss: −$1,591
• Est. tax savings @ 24.0%: +$382
• After-tax cash flow: $1,201/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: Westwood ISD
• NCES district ID: 4843290
• Math proficiency: 28% ▼ -8.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $44,200
• Composite: 24.41/100
• National rank: #7684
• State rank: #659 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

• City population: 17,531
• Population (ZIP): 21,390

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 0.60)
• Race & ethnicity: White 57% Hispanic / Latino 24% Two or more races 17% Black 14%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Romanian 1% Iranian 1% Slovak 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 1% Other Indo-European 1%

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: ▼ -95.92%
• Current HPI: 186.4885
• 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

+7.0% since first listed

14 events — show timeline

• 2026-05-06 Listed $144,500 PAOR
• 2026-01-22 Price Changed $150,000 PAOR
• 2025-09-03 Listed $165,000 PAOR
• 2024-06-10 Sold (Public Records) — Public Records
• 2024-06-10 Sold (MLS) — NTREIS
• 2024-06-10 Sold (MLS) — PAOR
• 2024-05-16 Pending — NTREIS
• 2024-05-08 Contingent — PAOR
• 2024-05-08 Contingent — NTREIS
• 2024-03-30 Price Changed $129,500 PAOR
• 2024-03-30 Price Changed $129,500 NTREIS
• 2024-02-27 Listed $135,000 PAOR
• 2024-02-27 Listed $135,000 NTREIS
• 2005-12-30 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,910 · +6.3% YoY. Source: county tax records.