505 Indian Xing · Jourdanton, TX 78026

$152,000

3 bd · 2.0 ba · 1,428 sqft · SingleFamily public records · 46 Days on market

Built 2015 6,664 sqft lot $106/sqft · 37% below area Est $238k · 36% under ↓ 3% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +7.6/30.0
• 1% rule +3.9/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

A fantastic opportunity with an open floor plan. This great little country home can be yours. Modern amenities come with this 3 bedroom 2 bath 1 car garage home. Right off main street in Jourdanton.

Key facts

• 6,664 sq ft lot
• Garage
• Built 2015

Property features AI

Finance

• Other: Possession at closing/funding; Listed for sale
• HOA & community: Subdivision legal name: OUT

Exterior

• Parking: 1-car garage
• Utilities: Connected to water system
• Home design: Pre-owned single-family home; Builder plans used for square footage; Subdivision: INDIAN CROSSING
• Construction: Cement fiber exterior; Slab foundation; Composition roof; Approximately 11 years old
• Exterior features: Paved streets with curbs

Interior

• Kitchen: Stove/Range; Dishwasher; Disposal; Kitchen 12 x 10; Breakfast bar adjacent to kitchen
• Bedrooms: Master bedroom (lower level) with walk-in closet, ceiling fan, and attached full bath; Bedroom 2: 11 x 11; Bedroom 3: 11 x 11; Master bedroom: 15 x 14
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: Two full bathrooms; Master bath with tub/shower combination and double vanity; Master bath dimensions 10 x 8
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans throughout; Open floor plan with one living area and a separate dining room; Breakfast bar; Ground level / no steps; All bedrooms located downstairs; Laundry area in garage; Telephone connection; Garbage disposal; Electric water heater
• Laundry & utility: Washer connection; Dryer connection; Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $-186 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (21.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (10.9% below list).
• Recommended offer: $119k (21.6% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 3.5% in Jourdanton — 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 68/100 on livability (#474 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Jourdanton ISD (town): math 46% / reading 44% proficiency, ranked #258 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jourdanton El (math 46% / reading 38%, grade F, #1,335 of 4,322 statewide, top 33%, 468 students, 60% FRL); Jourdanton J H (math 41% / reading 45%, grade D-, #540 of 1,662 statewide, top 33%, 377 students, 56% FRL); Jourdanton H S (math 62% / reading 57%, grade C+, #275 of 1,632 statewide, top 19%, 442 students, 50% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 169 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: moderate flood risk; severe wind risk, 80% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,192 (21.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.89% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.24%
• DSCR: 0.77
• GRM: 9.4

CMA / ARV

• ARV (median comp): $238,410
• List price: $152,000
• Delta: -36.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
531 Indian Xing	0.15mi	3/2.0	1,400 (-2%)	9mo	$214,000	$153	82
507 Beech	0.43mi	3/2.0	1,440 (+1%)	1mo	$115,000	$80	78
510 Indian Xing	0.08mi	3/2.0	1,427 (-0%)	22mo	$270,000	$189	77
302 Arrowhead Way	0.05mi	3/2.0	1,517 (+6%)	23mo	$265,000	$175	68
309 Tamarac	0.36mi	3/2.0	1,323 (-7%)	6mo	$208,000	$157	66
615 Mcdowell Ave	0.21mi	3/2.0	1,321 (-8%)	16mo	$239,900	$182	64
913 Olive St	0.52mi	3/2.0	1,510 (+6%)	4mo	$259,900	$172	62
201 Bryan	0.51mi	3/2.0	1,543 (+8%)	2mo	$278,950	$181	62
806 Olive	0.40mi	3/1.5	1,280 (-10%)	14mo	$169,900	$133	50
1110 Plum St	0.66mi	2/1.0 (-1)	1,372 (-4%)	21mo	$99,000	$72	37

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: -25.1%
• Equity multiple: 0.15×
• Total profit: $-36,313
• Equity at exit: $22,664

10-year hold

• IRR: -20.7%
• Equity multiple: -0.09×
• Total profit: $-46,257
• Equity at exit: $13,142

Cash invested: $42,560 (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 78026

• Home prices YoY: -10.1%
• Active inventory: 169
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,354 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$395 /mo · $4,737/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-186

Break-even live

Break-even rent $1,589

Max offer price $119,192

Occupancy floor —

Sensitivity live

Price	-10% $-100	-5% $-143	+0% $-186	+5% $-229	+10% $-272
Rent	-10% $-293	-5% $-239	+0% $-186	+5% $-132	+10% $-79
Rate	-1.0pp $-109	-0.5pp $-147	base $-186	+0.5pp $-225	+1.0pp $-265

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 Commerce St Jourdanton, TX	2.0	1.0	900	$1,000	$1.11	25d	1	0.75mi
113 Ocotillo Jourdanton, TX	3.0	2.0	1571	$1,530	$0.97	3d	1	1.27mi
113 Ocotillo Jourdanton, TX	3.0	2.0	1571	$1,596	$1.02	5d	1	1.27mi

Listing history 19 events

1. 2026-06-21
   days on market $152,000 Active 46 DOM
2. 2026-06-21
   days on market $152,000 Active 45 DOM
3. 2026-06-18
   days on market $152,000 Active 43 DOM
4. 2026-06-17
   days on market $152,000 Active 42 DOM
5. 2026-06-16
   statusdays on market $152,000 Active 41 DOM
6. 2026-06-15
   days on market $152,000 Price Change 40 DOM
7. 2026-06-13
   days on market $152,000 Price Change 38 DOM
8. 2026-06-12
   days on market $152,000 Price Change 37 DOM
9. 2026-06-10
   days on market $152,000 Price Change 34 DOM
10. 2026-06-08
    days on market $152,000 Price Change 33 DOM
11. 2026-06-08
    days on market $152,000 Price Change 32 DOM
12. 2026-06-07
    pricestatusdays on market $152,000 Price Change 31 DOM
13. 2026-06-03
    days on market $160,000 Active 28 DOM
14. 2026-06-02
    days on market $160,000 Active 27 DOM
15. 2026-06-01
    days on market $160,000 Active 26 DOM
16. 2026-05-31
    days on market $160,000 Active 25 DOM
17. 2026-05-06
    listed $160,000 New 201-char remark
18. 2015-10-13
    historical
19. 2015-07-20
    listed $157,500

ⓘ 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: $4,737 · $395/mo
• Projected year-2 tax: $4,737 · $395/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 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $16,246
• − Mortgage interest: −$8,514
• − Property taxes: −$4,737
• − Insurance: −$760
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$4,422
• Taxable loss: −$4,787
• Est. tax savings @ 24.0%: +$1,149
• After-tax cash flow: $-1,080/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: Jourdanton ISD
• NCES district ID: 4824960
• Math proficiency: 46% ▼ -3.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $51,581
• Composite: 38.81/100
• National rank: #4116
• State rank: #258 of 826 in TX

Livability — Jourdanton

• Score: 68/100
• State rank: #474
• US rank: #9531

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jourdanton, TX
• Population (ZIP): 6,438

Population outlook (Atascosa County) Hauer SSP2

• Today (2025): 57,233 people
• By 2030: 61,729 · +7.9%
• By 2040: 71,122 · +24.3%
• By 2050: 80,906 · +41.4%
• By 2075: 106,134 · +85.4%
• By 2100: 122,415 · +113.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 51% Hispanic / Latino 42% Two or more races 20% Asian 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 10% · Canada
• Languages at home: 71% English-only · Spanish 27% Tagalog/Filipino 1%

Political lean MEDSL · Atascosa

• 2024 margin: Solid R (+43.3) · D 27.9% · R 71.3%
• 2008→2024 swing: -32.8pp toward R · 2008: -10.5pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+34.0 2016: R+29.1 2012: R+18.3 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.13%
• Current HPI: 205.0473
• 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

-3.5% since first listed

4 events — show timeline

• 2026-06-06 Price Changed $152,000 LERA
• 2026-05-06 Listed $160,000 LERA
• 2015-10-13 Listing Removed — LERA
• 2015-07-20 Listed $157,500 LERA

Property tax history

+29.8%/yr

Latest (2025): $4,737 · +4.7% YoY. Source: county tax records.