800 S 1st St · Haskell, TX 79521

$49,900

3 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 239 Days on market

Built 1915 8,407 sqft lot $39/sqft · 30% below area Est $71k · 30% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.5/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This property offers a rare opportunity for restoration or redevelopment. The existing home may be restorable but will require extensive reconstruction or may be best suited for demolition. Do not enter the front porch, t is structurally compromised and unsafe. Situated on a spacious corner lot, the property includes a well-maintained storage building and a fenced backyard, adding value for future use. With city utilities available, this site is ideal for investors seeking a project with upside potential.

Key facts

• City utilities
• Storage building
• Fenced backyard

Tags

• CORNER LOT
• STORAGE BUILDING
• FENCED BACKYARD
• CITY UTILITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#573 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D, amenities F.
• Haskell CISD (town): math 31% / reading 36% proficiency, ranked #561 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($345 loan paydown + $2k appreciation (3.1% local appreciation)).
• Haskell County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (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 1915 — 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 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. 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: 2.32% ✓
• Cap rate: 21.14%
• Cash-on-cash: 53.02%
• DSCR: 3.36
• GRM: 3.6

CMA / ARV

• ARV (median comp): $70,833
• List price: $49,900
• Delta: -29.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 N 1st	0.11mi	2/1.0 (-1)	1,204 (-7%)	9mo	$72,500	$60	71
503 N Ave F	0.39mi	2/1.0 (-1)	1,304 (+1%)	7mo	$71,000	$54	69
306 N Avenue C	0.46mi	2/1.0 (-1)	1,348 (+4%)	1mo	$42,000	$31	65
707 N 4th St	0.26mi	3/2.0	1,398 (+8%)	10mo	$175,000	$125	62
903 N H Ave	0.58mi	3/2.0	1,275 (-1%)	6mo	$52,500	$41	61
201 S Avenue D	0.33mi	2/1.0 (-1)	1,184 (-8%)	16mo	$27,500	$23	52
926 N 6th St	0.38mi	3/2.0	1,389 (+8%)	21mo	$99,900	$72	48
1004 N 9th St	0.60mi	3/2.0	1,140 (-12%)	7mo	$119,900	$105	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.2%
• Equity multiple: 4.26×
• Total profit: $45,561
• Equity at exit: $22,697

10-year hold

• IRR: 57.7%
• Equity multiple: 8.64×
• Total profit: $106,781
• Equity at exit: $35,182

Cash invested: $13,972 (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 79521

• Home prices YoY: 2.6%
• Active inventory: 45
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$15 /mo · $175/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $617

Break-even live

Break-even rent $376

Max offer price $49,900

Occupancy floor 42%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $49,900 Active 239 DOM
2. 2026-06-17
   days on market $49,900 Active 238 DOM
3. 2026-06-16
   days on market $49,900 Active 237 DOM
4. 2026-06-15
   days on market $49,900 Active 236 DOM
5. 2026-06-13
   days on market $49,900 Active 234 DOM
6. 2026-06-12
   days on market $49,900 Active 233 DOM
7. 2026-06-10
   days on market $49,900 Active 230 DOM
8. 2026-06-08
   days on market $49,900 Active 229 DOM
9. 2026-06-08
   days on market $49,900 Active 228 DOM
10. 2026-06-05
    days on market $49,900 Active 226 DOM
11. 2026-06-03
    days on market $49,900 Active 224 DOM
12. 2026-06-02
    days on market $49,900 Active 223 DOM
13. 2026-06-01
    days on market $49,900 Active 222 DOM
14. 2026-05-31
    days on market $49,900 Active 221 DOM
15. 2025-10-22
    listed $49,900 Active 511-char remark

    Show marketing remark (511 chars)

    This property offers a rare opportunity for restoration or redevelopment. The existing home may be restorable but will require extensive reconstruction or may be best suited for demolition. Do not enter the front porch, t is structurally compromised and unsafe. Situated on a spacious corner lot, the property includes a well-maintained storage building and a fenced backyard, adding value for future use. With city utilities available, this site is ideal for investors seeking a project with upside potential.

16. 2020-05-06
    soldstatus
17. 1996-06-19
    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: $175 · $15/mo
• Projected year-2 tax: $913 · $76/mo
• Expected delta: +$738/yr (+$61/mo · 420.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 6 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $13,890
• − Mortgage interest: −$2,795
• − Property taxes: −$175
• − Insurance: −$250
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$1,452
• Taxable income: $6,996
• Est. tax owed @ 24.0%: −$1,679
• After-tax cash flow: $5,729/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: Haskell CISD
• NCES district ID: 4822740
• Math proficiency: 31% ▼ -18.00%
• Reading proficiency: 36% ▼ -8.00%
• Median HH income: $41,661
• Composite: 28.29/100
• National rank: #6791
• State rank: #561 of 826 in TX

Livability — Haskell

• Score: 67/100
• State rank: #573
• US rank: #10965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haskell, TX
• Population (ZIP): 3,470

Population outlook (Haskell County) Hauer SSP2

• Today (2025): 5,679 people
• By 2030: 5,693 · +0.2%
• By 2040: 5,769 · +1.6%
• By 2050: 6,012 · +5.9%
• By 2075: 6,792 · +19.6%
• By 2100: 6,531 · +15.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 22% Black 7% Two or more races 4%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Serbian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 79% English-only · Spanish 19% Other Indo-European 1%

Political lean MEDSL · Haskell

• 2024 margin: Solid R (+71.5) · D 13.9% · R 85.4%
• 2008→2024 swing: -38.9pp toward R · 2008: -32.6pp · 2024: -71.5pp
• All cycles: 2024: R+71.5 2020: R+67.2 2016: R+61.7 2012: R+43.4 2008: R+32.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.09%
• Current HPI: 121.407
• 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 events — show timeline

• 2025-10-22 Listed $49,900 NTREIS
• 2020-05-06 Sold (Public Records) — Public Records
• 1996-06-19 Sold (Public Records) — Public Records

Property tax history

-1.6%/yr

Latest (2025): $175 · -54.2% YoY. Source: county tax records.