705 W Green St · Palestine, TX 75801

$62,980

3 bd · 2.0 ba · 1,528 sqft · SingleFamily public records · 149 Days on market

Built 1900 Fair condition 6,525 sqft lot $41/sqft · 53% below area ↓ 34% since listing

---

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
• Schools +3.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property is a 3 bedroom 2 bathroom property

Key facts

• 6,525 sq ft lot
• Built 1900
• Listed 148 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $63k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $611 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.9% vs local median 4.2% 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: 268 active listings in the ZIP; 29 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $435 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $11k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% 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 $55,422 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.30% ✓
• Cap rate: 17.94%
• Cash-on-cash: 41.60%
• DSCR: 2.85
• GRM: 3.6

CMA / ARV

• ARV (median comp): $132,669
• List price: $62,980
• Delta: -52.53%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1314 N Queen St	0.33mi	3/2.5	1,636 (+7%)	12mo	$199,000	$122	61
1019 N Cedar St	0.55mi	3/2.0	1,513 (-1%)	22mo	$224,900	$149	54
823 W Louisiana St	0.29mi	4/2.0 (+1)	1,740 (+14%)	12mo	$49,000	$28	49
1412 N John St	0.40mi	2/2.0 (-1)	1,662 (+9%)	23mo	$144,999	$87	43
1008 N Link St	0.66mi	2/1.0 (-1)	1,344 (-12%)	1mo	$139,500	$104	39

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: 38.3%
• Equity multiple: 2.63×
• Total profit: $28,811
• Equity at exit: $9,391

10-year hold

• IRR: 44.8%
• Equity multiple: 5.28×
• Total profit: $75,558
• Equity at exit: $5,445

Cash invested: $17,634 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 4 under contract
• Months of supply: 42.0 mo (2%/mo absorbed)
• Median asking: $141,000 ($118/sqft)
• Median days on market: 129 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: -26.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75801

• Home prices YoY: -35.0%
• Active inventory: 268
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,451 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$178 /mo · $2,140/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $611

Break-even live

Break-even rent $677

Max offer price $62,980

Occupancy floor 53%

Sensitivity live

Price	-10% $647	-5% $629	+0% $611	+5% $593	+10% $576
Rent	-10% $497	-5% $554	+0% $611	+5% $669	+10% $726
Rate	-1.0pp $643	-0.5pp $627	base $611	+0.5pp $595	+1.0pp $578

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: $15,745
• Closing costs: $1,889
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-13
   days on market $62,980 Active 149 DOM
2. 2026-08-12
   days on market $62,980 Active 148 DOM
3. 2026-08-11
   days on market $62,980 Active 147 DOM
4. 2026-08-10
   days on market $62,980 Active 146 DOM
5. 2026-08-09
   days on market $62,980 Active 145 DOM
6. 2026-08-08
   days on market $62,980 Active 144 DOM
7. 2026-08-07
   days on market $62,980 Active 143 DOM
8. 2026-08-06
   days on market $62,980 Active 142 DOM
9. 2026-08-05
   days on market $62,980 Active 141 DOM
10. 2026-08-04
    days on market $62,980 Active 140 DOM
11. 2026-08-03
    days on market $62,980 Active 139 DOM
12. 2026-07-31
    days on market $62,980 Active 136 DOM
13. 2026-07-29
    days on market $62,980 Active 134 DOM
14. 2026-07-27
    days on market $62,980 Active 132 DOM
15. 2026-07-25
    days on market $62,980 Active 130 DOM
16. 2026-07-24
    days on market $62,980 Active 129 DOM
17. 2026-07-23
    days on market $62,980 Active 128 DOM
18. 2026-07-22
    days on market $62,980 Active 127 DOM
19. 2026-07-21
    days on market $62,980 Active 126 DOM
20. 2026-07-18
    days on market $62,980 Active 123 DOM
21. 2026-07-16
    days on market $62,980 Active 121 DOM
22. 2026-07-15
    days on market $62,980 Active 120 DOM
23. 2026-07-14
    days on market $62,980 Active 119 DOM
24. 2026-07-13
    days on market $62,980 Active 118 DOM
25. 2026-07-12
    days on market $62,980 Active 117 DOM
26. 2026-07-12
    days on market $62,980 Active 116 DOM
27. 2026-07-11
    days on market $62,980 Active 115 DOM
28. 2026-07-09
    days on market $62,980 Active 114 DOM
29. 2026-07-09
    days on market $62,980 Active 113 DOM
30. 2026-07-07
    days on market $62,980 Active 112 DOM
31. 2026-07-06
    days on market $62,980 Active 111 DOM
32. 2026-07-05
    days on market $62,980 Active 110 DOM
33. 2026-07-04
    days on market $62,980 Active 109 DOM
34. 2026-07-03
    days on market $62,980 Active 108 DOM
35. 2026-07-02
    days on market $62,980 Active 107 DOM
36. 2026-07-01
    days on market $62,980 Active 106 DOM
37. 2026-06-30
    days on market $62,980 Active 105 DOM
38. 2026-06-29
    days on market $62,980 Active 104 DOM
39. 2026-06-28
    days on market $62,980 Active 103 DOM
40. 2026-06-27
    days on market $62,980 Active 102 DOM
41. 2026-06-26
    days on market $62,980 Active 100 DOM
42. 2026-06-22
    days on market $62,980 Active 97 DOM
43. 2026-06-21
    days on market $62,980 Active 96 DOM
44. 2026-06-19
    days on market $62,980 Active 94 DOM
45. 2026-06-18
    days on market $62,980 Active 93 DOM
46. 2026-06-17
    days on market $62,980 Active 92 DOM
47. 2026-06-16
    days on market $62,980 Active 91 DOM
48. 2026-06-15
    days on market $62,980 Active 90 DOM
49. 2026-06-14
    days on market $62,980 Active 88 DOM
50. 2026-06-12
    days on market $62,980 Active 87 DOM

ⓘ 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: $2,140 · $178/mo
• Projected year-2 tax: $2,140 · $178/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 26 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: $17,409
• − Mortgage interest: −$3,528
• − Property taxes: −$2,140
• − Insurance: −$315
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$1,832
• Taxable income: $6,809
• Est. tax owed @ 24.0%: −$1,634
• After-tax cash flow: $5,701/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.

Condition & rehab AI · 8 photos

Fair 45/100 Moderate rehab Est. rehab $38,200–$68,760 screening

This home requires significant repairs and maintenance, including a new roof, exterior painting, and HVAC system replacement. These updates will significantly increase its value and make it more attractive to buyers and renters.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — No roof visible in photos
• Major Windows (windows) — No windows visible in photos
• Major Electrical (electrical) — No electrical panel visible in photos
• Major Plumbing (plumbing) — No plumbing fixtures visible in photos
• Major Exterior (exterior) — No exterior walls visible in photos

Repairs flagged

• Major roof — Signs of wear and potential leaks indicate a major repair is needed.
• Major exterior paint — Peeling paint suggests a major repainting is required.
• Major HVAC system — The system appears old and may need replacement or repair.

Value-add opportunities

• Both roof replacement — A new roof will significantly improve the home's appearance and increase its value. ↑
• Both exterior painting — Fresh paint will enhance the home's curb appeal and increase its value. ↑
• Both HVAC system replacement — A new HVAC system will improve comfort and energy efficiency, increasing both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Southside El F TX #2,525/4,322 Nat'l #26,716/41,679 Middle Palestine J H D- TX #553/1,662 Nat'l #5,285/14,009 High Palestine H S F TX #721/1,632 Nat'l #7,501/17,239

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

C Composite livability gradescore 66/100

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

• Census place: Palestine, TX
• County: Anderson County · 56,663 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: 12% of renters

---

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

-33.7% since first listed

8 events — show timeline

• 2026-04-07 Price Changed $62,980 HARMLS
• 2026-03-17 Listed $73,700 HARMLS
• 2025-08-01 Listing Removed — NTREIS
• 2025-06-24 Listed $112,500 NTREIS
• 2022-10-28 Sold (MLS) — PAOR
• 2022-10-25 Sold (Public Records) — Public Records
• 2022-07-20 Listed $95,000 PAOR
• 2005-12-20 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,140 · -14.5% YoY. Source: county tax records.