228 SW 8th St · Premont, TX 78375

$120,000

4 bd · 2.0 ba · 1,437 sqft · SingleFamily public records · 239 Days on market

Built 1900 10,022 sqft lot $84/sqft · at area comps Est $121k · at est. ↓ 11% since listing

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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 +22.6/30.0
• ARV discount +7.7/15.0
• DSCR +7.3/10.0
• 1% rule +5.3/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Income-Producing Property in Premont! This 3-bedroom, 2-bathroom home is currently tenant-occupied and generating monthly rental income. Featuring a functional floor plan and situated on a spacious lot, this property offers an excellent opportunity for those seeking a long-term hold. Priced at $120,000 and being sold as-is, this home has the potential to continue producing returns or be customized over time.

Key facts

• Spacious lot
• Tenant-occupied
• 0.23 acre lot

Tags

• INCOME-PRODUCING PROPERTY
• TENANT-OCCUPIED
• FUNCTIONAL FLOOR PLAN
• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#889 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, amenities F, commute F.
• Premont ISD (town): math 17% / reading 30% proficiency, ranked #747 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Premont Ernest H Singleton Early College Academy (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 379 students, 90% FRL); Premont Collegiate H S (math 22% / reading 32%, grade F, #1,204 of 1,632 statewide, top 75%, 361 students, 88% FRL, charter) — zoned schools average 89% FRL vs 72% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 29 active listings in the ZIP; 6 units permitted in Jim Wells County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($830 loan paydown + $4k appreciation (3.0% local appreciation)).
• Jim Wells County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.03% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.32%
• DSCR: 1.33
• GRM: 8.1

CMA / ARV

• ARV (median comp): $120,559
• List price: $120,000
• Delta: -0.46%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 SW 6th St	0.21mi	3/2.0 (-1)	1,405 (-2%)	13mo	$180,000	$128	70
215 NW 2nd St	0.71mi	3/1.5 (-1)	1,491 (+4%)	9mo	$123,999	$83	46
904 Frances St	0.56mi	3/2.0 (-1)	1,297 (-10%)	21mo	$175,000	$135	36

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: 14.3%
• Equity multiple: 1.82×
• Total profit: $27,499
• Equity at exit: $53,957

10-year hold

• IRR: 16.1%
• Equity multiple: 3.37×
• Total profit: $79,591
• Equity at exit: $83,154

Cash invested: $33,600 (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 78375

• Active inventory: 29
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,239 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$94 /mo · $1,134/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $205

Break-even live

Break-even rent $979

Max offer price $120,000

Occupancy floor 78%

Sensitivity live

Price	-10% $273	-5% $239	+0% $205	+5% $171	+10% $137
Rent	-10% $107	-5% $156	+0% $205	+5% $254	+10% $303
Rate	-1.0pp $265	-0.5pp $236	base $205	+0.5pp $174	+1.0pp $142

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $120,000 Active 239 DOM
2. 2026-06-21
   days on market $120,000 Active 238 DOM
3. 2026-06-18
   days on market $120,000 Active 236 DOM
4. 2026-06-17
   days on market $120,000 Active 235 DOM
5. 2026-06-16
   days on market $120,000 Active 234 DOM
6. 2026-06-15
   days on market $120,000 Active 233 DOM
7. 2026-06-15
   days on market $120,000 Active 232 DOM
8. 2026-06-13
   days on market $120,000 Active 231 DOM
9. 2026-06-12
   days on market $120,000 Active 230 DOM
10. 2026-06-09
    days on market $120,000 Active 227 DOM
11. 2026-06-08
    days on market $120,000 Active 226 DOM
12. 2026-06-08
    days on market $120,000 Active 225 DOM
13. 2026-06-05
    days on market $120,000 Active 223 DOM
14. 2026-06-03
    days on market $120,000 Active 221 DOM
15. 2026-06-02
    days on market $120,000 Active 220 DOM
16. 2026-06-01
    days on market $120,000 Active 219 DOM
17. 2026-05-31
    days on market $120,000 Active 218 DOM
18. 2025-10-24
    listed $120,000 Active 412-char remark

    Show marketing remark (412 chars)

    Income-Producing Property in Premont! This 3-bedroom, 2-bathroom home is currently tenant-occupied and generating monthly rental income. Featuring a functional floor plan and situated on a spacious lot, this property offers an excellent opportunity for those seeking a long-term hold. Priced at $120,000 and being sold as-is, this home has the potential to continue producing returns or be customized over time.

19. 2025-07-21
    price $120,000
20. 2024-09-02
    listed $135,000 Active
21. 2024-07-22
    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: $1,134 · $94/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$1,062/yr (+$89/mo · 93.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 20 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: $14,868
• − Mortgage interest: −$6,722
• − Property taxes: −$1,134
• − Insurance: −$600
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$3,491
• Taxable income: $543
• Est. tax owed @ 24.0%: −$130
• After-tax cash flow: $2,330/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: Premont ISD
• NCES district ID: 4835760
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 30% ▲ 4.00%
• Median HH income: $34,475
• Composite: 19.28/100
• National rank: #8803
• State rank: #747 of 826 in TX

Livability — Premont

• Score: 63/100
• State rank: #889
• US rank: #15967

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Premont, TX
• Population (ZIP): 2,827

Population outlook (Jim Wells County) Hauer SSP2

• Today (2025): 43,325 people
• By 2030: 44,156 · +1.9%
• By 2040: 45,790 · +5.7%
• By 2050: 47,455 · +9.5%
• By 2075: 51,800 · +19.6%
• By 2100: 52,006 · +20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (94%)
• Race & ethnicity: Hispanic / Latino 94% Two or more races 32% White 6%
• Hispanic origin (detail): Mexican 92%
• Foreign-born: 10% · Canada
• Languages at home: 31% English-only · Spanish 68%

Political lean MEDSL · Jim Wells

• 2024 margin: R (+15.5) · D 42.0% · R 57.5%
• 2008→2024 swing: -31.6pp toward R · 2008: 16.1pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+9.8 2016: D+10.3 2012: D+17.0 2008: D+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-11.1% since first listed

4 events — show timeline

• 2025-10-24 Listed $120,000 CBMLS
• 2025-07-21 Price Changed $120,000 CBMLS
• 2024-09-02 Listed $135,000 CBMLS
• 2024-07-22 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,134 · -3.5% YoY. Source: county tax records.