705 W Green St · Palestine, TX 75801

$54,900

3 bd · 2.0 ba · 1,528 sqft · SingleFamily public records · 27 Days on market

Built 1900 Fair condition $36/sqft · 59% below area ↓ 42% since listing

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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
• Schools +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Historic Beauty with Enduring Character. Built at the dawn of the 20th century, this home radiates warmth and sophistication. From the inviting front porch to the hardwood floors and other turn of the century accents that reflects the artistry of its time. Transform with your own touches of modern upgrades to blend seamlessly, ensuring comfort without compromising authenticity. This turn of the century three-bedroom, two-bath home has a lot of charm and possibilities.

Key facts

• Modern upgrades
• Front porch
• Hardwood floors

Tags

• FRONT PORCH
• HARDWOOD FLOORS
• TURN OF THE CENTURY ACCENTS
• MODERN UPGRADES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $700 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.6% 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); Palestine J H (math 41% / reading 44%, grade D-, #553 of 1,662 statewide, top 34%, 493 students, 78% FRL); Palestine H S (math 44% / reading 41%, grade F, #721 of 1,632 statewide, top 45%, 998 students, 77% FRL).
• Market conditions: 309 active listings in the ZIP; 29 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $380 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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: property tax is 3.9% 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 $54,076 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.74% ✓
• Cap rate: 21.59%
• Cash-on-cash: 54.62%
• DSCR: 3.43
• GRM: 3.0

CMA / ARV

• ARV (median comp): $132,900
• List price: $54,900
• Delta: -58.69%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 7 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%)	14mo	$199,000	$122	59
911 W Reagan St	1.01mi	3/1.0	1,596 (+4%)	0mo	$32,500	$20	53
1019 N Cedar St	0.55mi	3/2.0	1,513 (-1%)	24mo	$224,900	$149	53
823 W Louisiana St	0.29mi	4/2.0 (+1)	1,740 (+14%)	13mo	$49,000	$28	48
1008 N Link St	0.66mi	2/1.0 (-1)	1,344 (-12%)	3mo	$139,500	$104	38
1105 N Sycamore St	0.40mi	2/1.0 (-1)	1,251 (-18%)	13mo	$174,500	$139	37
308 W Reagan St	0.83mi	2/1.0 (-1)	1,767 (+16%)	16mo	$55,000	$31	17

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: 52.9%
• Equity multiple: 3.33×
• Total profit: $35,760
• Equity at exit: $8,186

10-year hold

• IRR: 58.2%
• Equity multiple: 6.78×
• Total profit: $88,892
• Equity at exit: $4,747

Cash invested: $15,372 (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: 18 active · 5 under contract
• Months of supply: 36.0 mo (3%/mo absorbed)
• Median asking: $141,000 ($108/sqft)
• Median days on market: 61 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: -19.4% 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: 309
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,505 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$178 /mo · $2,140/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $700

Break-even live

Break-even rent $619

Max offer price $54,900

Occupancy floor 48%

Sensitivity live

Price	-10% $731	-5% $715	+0% $700	+5% $684	+10% $669
Rent	-10% $581	-5% $640	+0% $700	+5% $759	+10% $819
Rate	-1.0pp $727	-0.5pp $714	base $700	+0.5pp $686	+1.0pp $671

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: $13,725
• Closing costs: $1,647
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: Carport1 carport space
• Security: Closed-circuit cameras
• Utilities: Public sewer
• Home design: Single-family residenceOne story
• Construction: Frame constructionPillar/post/pier foundation
• Exterior features: PorchPartial fencing

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central airElectric coolingCeiling fans
• Interior features: Other appliancesOther fireplace features

Listing history 50 events

1. 2026-11-08
   days on market $54,900 Active 27 DOM
2. 2026-11-07
   days on market $54,900 Active 26 DOM
3. 2026-11-06
   days on market $54,900 Active 25 DOM
4. 2026-11-05
   days on market $54,900 Active 24 DOM
5. 2026-11-04
   days on market $54,900 Active 23 DOM
6. 2026-11-02
   days on market $54,900 Active 21 DOM
7. 2026-11-01
   days on market $54,900 Active 20 DOM
8. 2026-10-31
   days on market $54,900 Active 19 DOM
9. 2026-10-30
   days on market $54,900 Active 18 DOM
10. 2026-10-29
    days on market $54,900 Active 17 DOM
11. 2026-10-28
    days on market $54,900 Active 16 DOM
12. 2026-10-27
    days on market $54,900 Active 15 DOM
13. 2026-10-26
    days on market $54,900 Active 14 DOM
14. 2026-10-25
    days on market $54,900 Active 13 DOM
15. 2026-10-24
    days on market $54,900 Active 12 DOM
16. 2026-10-23
    days on market $54,900 Active 11 DOM
17. 2026-10-22
    days on market $54,900 Active 10 DOM
18. 2026-10-22
    days on market $54,900 Active 9 DOM
19. 2026-10-20
    days on market $54,900 Active 8 DOM
20. 2026-10-19
    days on market $54,900 Active 7 DOM
21. 2026-10-18
    days on market $54,900 Active 6 DOM
22. 2026-10-17
    days on market $54,900 Active 5 DOM
23. 2026-10-16
    days on market $54,900 Active 4 DOM
24. 2026-10-15
    days on market $54,900 Active 3 DOM
25. 2026-10-14
    days on market $54,900 Active 2 DOM
26. 2026-10-13
    remarks 472-char remark
27. 2026-10-13
    pricedays on marketlisting id $54,900 Active 1 DOM
28. 2026-08-13
    days on market $62,980 Active 149 DOM
29. 2026-08-12
    days on market $62,980 Active 148 DOM
30. 2026-08-11
    days on market $62,980 Active 147 DOM
31. 2026-08-10
    days on market $62,980 Active 146 DOM
32. 2026-08-09
    days on market $62,980 Active 145 DOM
33. 2026-08-08
    days on market $62,980 Active 144 DOM
34. 2026-08-07
    days on market $62,980 Active 143 DOM
35. 2026-08-06
    days on market $62,980 Active 142 DOM
36. 2026-08-05
    days on market $62,980 Active 141 DOM
37. 2026-08-04
    days on market $62,980 Active 140 DOM
38. 2026-08-03
    days on market $62,980 Active 139 DOM
39. 2026-07-31
    days on market $62,980 Active 136 DOM
40. 2026-07-29
    days on market $62,980 Active 134 DOM
41. 2026-07-27
    days on market $62,980 Active 132 DOM
42. 2026-07-25
    days on market $62,980 Active 130 DOM
43. 2026-07-24
    days on market $62,980 Active 129 DOM
44. 2026-07-23
    days on market $62,980 Active 128 DOM
45. 2026-07-22
    days on market $62,980 Active 127 DOM
46. 2026-07-21
    days on market $62,980 Active 126 DOM
47. 2026-07-18
    days on market $62,980 Active 123 DOM
48. 2026-07-16
    days on market $62,980 Active 121 DOM
49. 2026-07-15
    days on market $62,980 Active 120 DOM
50. 2026-07-14
    days on market $62,980 Active 119 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: $18,058
• − Mortgage interest: −$3,075
• − Property taxes: −$2,140
• − Insurance: −$274
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$1,597
• Taxable income: $8,082
• Est. tax owed @ 24.0%: −$1,940
• After-tax cash flow: $6,457/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 42/100

Zoned Schools

Elementary Northside Pri 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

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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%

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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%
• Languages at home: 85% English-only · Spanish 12%

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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

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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

Property features AI

Exterior

• Parking: Carport1 carport space
• Security: Closed-circuit cameras
• Utilities: Public sewer
• Home design: Single-family residenceOne story
• Construction: Frame constructionPillar/post/pier foundation
• Exterior features: PorchPartial fencing

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central airElectric coolingCeiling fans
• Interior features: Other appliancesOther fireplace features

Price history

-42.2% since first listed

10 events — show timeline

• 2026-10-12 Listed $54,900 GTAR
• 2026-08-14 Listing Removed — HARMLS
• 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

+5.7%/yr

Latest (2026): $2,140 · +0.0% YoY. Source: county tax records.