1279 E US Highway 84 · Palestine, TX 75801

$69,500

2 bd · 1.0 ba · 836 sqft · SingleFamily public records · 32 Days on market

Built 1935 1.16 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

1.16 ACRE lot with 2 bedroom, 1 bath home located just outside the city limits near Loop 256 in Palestine! Situated across Hwy 84 E from a convenience store with 100 foot of highway frontage, this property has potential for residential or commercial use. The house has been previously used as a rental and could be occupied with some foundation repair. Adjoining lot located behind the property with potential for frontage on CR 378 as well. To be sold AS IS.

Key facts

• Highway frontage
• Adjoining lot
• 1 acre lot

Tags

• 1 ACRE LOT
• HIGHWAY FRONTAGE
• POTENTIAL FOR RESIDENTIAL
• POTENTIAL FOR COMMERCIAL
• FOUNDATION REPAIR
• ADJOINING LOT

Property features AI

Finance

• Other: Property located on ~1.16 acres; Lot faces Highway 84 and is across from a convenience store; County: Anderson, United States
• Financial info: Sale terms: Cash or Conventional
• HOA & community: No association

Exterior

• Parking: Driveway (no garage or covered/carport spaces)
• Utilities: City water; Electricity connected; Septic
• Home design: Single-family residence; Residential property; Built in 1935; Preowned
• Construction: Frame construction; Asphalt/shingle roof; Pillar/post/pier foundation
• Exterior features: Covered porch; Covered patio/porch; Irregular lot with many trees; Lot is subdivided

Interior

• Kitchen: Refrigerator included
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit cooling; Other type of heating
• Interior features: Built-in features; One level (single-story); 5 rooms total; 1 living area; 1 dining area
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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+, employment D, amenities F.
• 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.
• Zoned schools: Northside Pri (465 students, 80% FRL); Story Int (math 32% / reading 31%, grade F, #997 of 1,662 statewide, top 61%, 673 students, 80% FRL); Palestine H S (math 44% / reading 41%, grade F, #721 of 1,632 statewide, top 45%, 998 students, 77% FRL).
• Market conditions: 201 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $481 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,415 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1935 — 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. 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: 1.69% ✓
• Cap rate: 14.54%
• Cash-on-cash: 29.46%
• DSCR: 2.31
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 23.9%
• Equity multiple: 1.98×
• Total profit: $19,162
• Equity at exit: $10,363

10-year hold

• IRR: 31.8%
• Equity multiple: 3.87×
• Total profit: $55,860
• Equity at exit: $6,009

Cash invested: $19,460 (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 75801

• Home prices YoY: -35.0%
• Active inventory: 201
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,175 medium
• Mortgage (P&I): −$364
• Tax from tax record: −$57 /mo · $683/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $478

Break-even live

Break-even rent $570

Max offer price $69,500

Occupancy floor 54%

Sensitivity live

Price	-10% $517	-5% $497	+0% $478	+5% $458	+10% $438
Rent	-10% $385	-5% $431	+0% $478	+5% $524	+10% $571
Rate	-1.0pp $513	-0.5pp $495	base $478	+0.5pp $460	+1.0pp $441

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1600 E Murchison St Palestine, TX	1.0	1.0	700	$787	$1.12	45d	1	0.79mi
1501 S Loop 256 Palestine, TX	1.0	1.0	625	$1,013	$1.62	45d	1	1.11mi

Listing history 21 events

1. 2026-06-22
   days on market $69,500 Active 32 DOM
2. 2026-06-21
   days on market $69,500 Active 31 DOM
3. 2026-06-19
   days on market $69,500 Active 29 DOM
4. 2026-06-18
   days on market $69,500 Active 28 DOM
5. 2026-06-17
   days on market $69,500 Active 27 DOM
6. 2026-06-16
   days on market $69,500 Active 26 DOM
7. 2026-06-15
   days on market $69,500 Active 25 DOM
8. 2026-06-14
   days on market $69,500 Active 23 DOM
9. 2026-06-12
   days on market $69,500 Active 22 DOM
10. 2026-06-09
    days on market $69,500 Active 19 DOM
11. 2026-06-08
    days on market $69,500 Active 18 DOM
12. 2026-06-07
    days on market $69,500 Active 17 DOM
13. 2026-06-04
    days on market $69,500 Active 13 DOM
14. 2026-06-02
    days on market $69,500 Active 12 DOM
15. 2026-06-01
    days on market $69,500 Active 11 DOM
16. 2026-05-31
    days on market $69,500 Active 10 DOM
17. 2026-05-31
    days on market $69,500 Active 9 DOM
18. 2026-05-21
    listed $69,500 Active

    Show marketing remark (459 chars)

    1.16 ACRE lot with 2 bedroom, 1 bath home located just outside the city limits near Loop 256 in Palestine! Situated across Hwy 84 E from a convenience store with 100 foot of highway frontage, this property has potential for residential or commercial use. The house has been previously used as a rental and could be occupied with some foundation repair. Adjoining lot located behind the property with potential for frontage on CR 378 as well. To be sold AS IS.

19. 2026-05-21
    listed $69,500 Active 459-char remark

    Show marketing remark (459 chars)

    1.16 ACRE lot with 2 bedroom, 1 bath home located just outside the city limits near Loop 256 in Palestine! Situated across Hwy 84 E from a convenience store with 100 foot of highway frontage, this property has potential for residential or commercial use. The house has been previously used as a rental and could be occupied with some foundation repair. Adjoining lot located behind the property with potential for frontage on CR 378 as well. To be sold AS IS.

20. 2026-05-20
    listed $69,500 Active 463-char remark

    Show marketing remark (463 chars)

    1.16 ACRE lot with 2 bedroom, 1 bathroom home located just outside the city limits near Loop 256 in Palestine! Situated across Hwy 84 E from a convenience store with 100 foot of highway frontage, this property has potential for residential or commercial use. The house has been previously used as a rental and could be occupied with some foundation repair. Adjoining lot located behind the property with potential for frontage on CR 378 as well. To be sold AS IS.

21. 2026-05-19
    listed $69,500 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: $683 · $57/mo
• Projected year-2 tax: $1,272 · $106/mo
• Expected delta: +$589/yr (+$49/mo · 86.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 25 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: $14,097
• − Mortgage interest: −$3,893
• − Property taxes: −$683
• − Insurance: −$348
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$2,022
• Taxable income: $4,896
• Est. tax owed @ 24.0%: −$1,175
• After-tax cash flow: $4,557/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

• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-21 Listed $69,500 HARMLS
• 2026-05-21 Listed $69,500 NTREIS
• 2026-05-20 Listed $69,500 GTAR
• 2026-05-19 Listed $69,500 PAOR

Property tax history

+1.9%/yr

Latest (2025): $683 · -1.6% YoY. Source: county tax records.