321 S 8th Ave · Teague, TX 75860

$67,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 31 Days on market

Built 1951 7,492 sqft lot Est $124k · 46% 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 +6.1/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits at 321 S 8th Ave in Teague, TX! This 3-bedroom, 1-bath home sits on a corner lot and offers a spacious layout with a large living room, large kitchen, and a two-car detached garage/shop with driveway access. The home is in need of major remodeling and repairs, making it a great project for investors, flippers, or buyers looking for a renovation opportunity. With a roomy floor plan, detached shop space, and corner lot setting, this property has plenty of potential for the right buyer. Bring your tools, ideas, and vision to restore this property and make it shine again. Property is being sold as-is. Buyer to verify all information, condition, utilities, and suitability for

Key facts

• Detached shop space
• Large living room
• Large kitchen

Tags

• CORNER LOT
• DETACHED SHOP SPACE
• SPACIOUS LAYOUT
• LARGE LIVING ROOM
• LARGE KITCHEN

Property features AI

Finance

• Other: Property located on the corner of S 8th Ave and Poplar St.

Exterior

• Parking: Detached concrete garage with 2 parking spaces
• Utilities: Public sewer
• Home design: Single-family residence; Residential property
• Exterior features: Corner, level lot; Composition roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 2.6% in Teague — 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 67/100 on livability (#518 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D+, amenities F, commute F.
• Teague ISD (town): math 43% / reading 45% proficiency, ranked #289 of 826 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 83 active listings in the ZIP; 2 units permitted in Freestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($463 loan paydown + $1k appreciation (2.2% local appreciation)).
• Freestone County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,990 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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. 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: 1.62% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.49%
• DSCR: 2.05
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $124,320
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 Oak St	0.06mi	2/1.5 (-1)	1,108 (-1%)	23mo	$129,000	$116	69
601 S 7th Ave	0.32mi	3/2.0	1,216 (+9%)	4mo	$162,000	$133	64
510 S 10th Ave	0.16mi	3/2.0	1,267 (+13%)	5mo	$135,000	$107	63
1209 China St	0.33mi	2/2.0 (-1)	1,098 (-2%)	13mo	$259,000	$236	61
615 Oak St	0.13mi	3/1.0	1,252 (+12%)	19mo	$140,000	$112	58
1205 Elm St	0.35mi	3/2.0	1,169 (+4%)	19mo	$79,900	$68	56
408 Cypress St	0.54mi	2/1.0 (-1)	1,232 (+10%)	12mo	$89,000	$72	43
520 Pecan St	0.43mi	2/2.0 (-1)	1,276 (+14%)	18mo	$134,500	$105	33
406 Maple St	0.72mi	2/2.0 (-1)	1,038 (-7%)	15mo	$114,900	$111	33

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

Projected returns pro-forma

2.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.1%
• Equity multiple: 2.53×
• Total profit: $28,728
• Equity at exit: $27,182

10-year hold

• IRR: 29.4%
• Equity multiple: 4.90×
• Total profit: $73,097
• Equity at exit: $39,731

Cash invested: $18,760 (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 75860

• Home prices YoY: 1.5%
• Active inventory: 83
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,083 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$109 /mo · $1,310/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $367

Break-even live

Break-even rent $618

Max offer price $67,000

Occupancy floor 61%

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $67,000 Active 31 DOM
2. 2026-06-17
   days on market $67,000 Active 30 DOM
3. 2026-06-16
   days on market $67,000 Active 29 DOM
4. 2026-06-15
   days on market $67,000 Active 28 DOM
5. 2026-06-15
   days on market $67,000 Active 27 DOM
6. 2026-06-13
   days on market $67,000 Active 26 DOM
7. 2026-06-12
   days on market $67,000 Active 25 DOM
8. 2026-06-09
   days on market $67,000 Active 22 DOM
9. 2026-06-08
   days on market $67,000 Active 21 DOM
10. 2026-06-08
    days on market $67,000 Active 20 DOM
11. 2026-06-05
    days on market $67,000 Active 18 DOM
12. 2026-06-03
    days on market $67,000 Active 16 DOM
13. 2026-06-02
    days on market $67,000 Active 15 DOM
14. 2026-06-01
    days on market $67,000 Active 14 DOM
15. 2026-05-31
    days on market $67,000 Active 13 DOM
16. 2026-05-18
    listed $67,000 Active
17. 1998-07-08
    soldstatus
18. 1989-10-02
    soldstatus
19. 1982-12-17
    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: $1,310 · $109/mo
• Projected year-2 tax: $1,310 · $109/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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $12,998
• − Mortgage interest: −$3,753
• − Property taxes: −$1,310
• − Insurance: −$335
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$1,949
• Taxable income: $3,571
• Est. tax owed @ 24.0%: −$857
• After-tax cash flow: $3,550/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: Teague ISD
• NCES district ID: 4842300
• Math proficiency: 43% ▼ -5.00%
• Reading proficiency: 45% ▲ 2.00%
• Median HH income: $46,009
• Composite: 37.43/100
• National rank: #4419
• State rank: #289 of 826 in TX

Livability — Teague

• Score: 67/100
• State rank: #518
• US rank: #10201

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Teague, TX
• Population (ZIP): 6,451

Population outlook (Freestone County) Hauer SSP2

• Today (2025): 19,591 people
• By 2030: 19,470 · -0.6%
• By 2040: 19,111 · -2.5%
• By 2050: 18,700 · -4.5%
• By 2075: 17,586 · -10.2%
• By 2100: 14,933 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 50% Hispanic / Latino 30% Two or more races 24% Black 15%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 81% English-only · Spanish 18% Arabic 1%

Political lean MEDSL · Freestone

• 2024 margin: Solid R (+66.3) · D 16.6% · R 82.9%
• 2008→2024 swing: -22.8pp toward R · 2008: -43.5pp · 2024: -66.3pp
• All cycles: 2024: R+66.3 2020: R+61.5 2016: R+59.6 2012: R+50.2 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.21%
• Current HPI: 152.2612
• 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

4 events — show timeline

• 2026-05-18 Listed $67,000 LAAR
• 1998-07-08 Sold (Public Records) — Public Records
• 1989-10-02 Sold (Public Records) — Public Records
• 1982-12-17 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,310 · -4.5% YoY. Source: county tax records.