800 S Jefferson St · Pilot Point, TX 76258

$190,000

2 bd · 1.0 ba · 1,092 sqft · SingleFamily · 72 Days on market

Built 1963 Average condition 0.29 ac lot $174/sqft · 23% below area Est $246k · 23% under ↓ 2% 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 +14.3/30.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Full of charm and unique character, 800 S Jefferson in Pilot Point offers a rare combination of flexible living space, mature trees, and an oversized double lot on a corner lot. Built in 1963, this one-and-a-half-story home has a warm, inviting feel with features that make it truly one of a kind and offers the perfect opportunity to add your own updates and personal style over time. One of the most memorable details is the pull-out staircase leading to a loft area, creating a fun and versatile bonus space perfect for a kids’ playroom, home office, reading nook, craft room, or additional flex space. It’s the kind of feature buyers remember and immediately start imagining ways to make it their own. The double lot provides exceptional outdoor space with huge mature trees offering shade and a beautiful natural setting. In the spring, the front yard comes alive with blooming bluebonnets, creating a stunning seasonal display that adds to the home’s charm and small-town Texas feel. Whether you envision gardening, room for pets and play, future expansion, or simply enjoying the extra elbow room, the lot size opens the door to endless possibilities. A 2-car garage adds valuable storage and parking, while the corner lot layout gives the property a spacious feel with added accessibility. This home is ideal for buyers who appreciate character over cookie-cutter, with vintage charm, flexible space, and plenty of potential to polish and make uniquely their own. Conveniently located in Pilot Point near schools, downtown dining, shopping, and local amenities, it offers small-town living with room to spread out. If you’ve been searching for a home with personality, space, and the opportunity to create something special, this property is a must-see.

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1963

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $35 ($419/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (10.2% below list).
• Recommended offer: $171k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.0% in Pilot Point — 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 (#613 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools D+, amenities F.
• Pilot Point ISD (town): math 41% / reading 43% proficiency, ranked #303 of 826 in TX (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 488 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 10,531 units permitted in Denton County in 2024 (2,713 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 $6k of value loss. Plan a longer hold.
• Denton County population projected at +66% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $170,628 (10.2% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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. 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?
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: 0.90% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (median comp): $246,172
• List price: $190,000
• Delta: -22.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Mcfarland St	0.45mi	2/1.0	1,076 (-2%)	13mo	$206,550	$192	66
416 S Prairie St	0.29mi	3/2.0 (+1)	1,164 (+7%)	24mo	$250,000	$215	47
515 E Liberty St	0.55mi	3/2.0 (+1)	1,240 (+14%)	2mo	$229,900	$185	41
211 W White St	0.24mi	3/2.0 (+1)	1,244 (+14%)	23mo	$260,000	$209	38
300 E Liberty St	0.52mi	3/1.5 (+1)	1,248 (+14%)	12mo	$285,000	$228	35

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-28,539
• Equity at exit: $28,330

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-21,883
• Equity at exit: $16,428

Cash invested: $53,200 (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 76258

• Home prices YoY: -7.9%
• Active inventory: 488
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,706 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $35

Break-even live

Break-even rent $1,662

Max offer price $190,000

Occupancy floor 93%

Sensitivity live

Price	-10% $166	-5% $101	+0% $35	+5% $-31	+10% $-96
Rent	-10% $-100	-5% $-32	+0% $35	+5% $102	+10% $170
Rate	-1.0pp $131	-0.5pp $83	base $35	+0.5pp $-14	+1.0pp $-64

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 E White St Pilot Point, TX	3.0	2.0	1118	$1,700	$1.52	5d	1	0.31mi
216 E Division St Pilot Point, TX	2.0	1.0	820	$1,535	$1.87	3d	1	0.42mi
551 E Burks St Pilot Point, TX	3.0	1.0	1123	$1,695	$1.51	18d	1	0.84mi
721 N Jefferson St Unit 1153 Pilot Point, TX	3.0	2.5	1484	$1,800	$1.21	13d	1	1.01mi
721 N Jefferson St Unit 1188 Pilot Point, TX	3.0	2.5	1484	$1,875	$1.26	6d	1	1.01mi
721 N Jefferson St Pilot Point, TX	3.0	2.5	1485	$1,800	$1.21	11d	1	1.01mi
673 Copenhavr St Pilot Point, TX	3.0	2.0	1220	$1,800	$1.48	13d	1	1.08mi

Listing history 15 events

1. 2026-06-18
   days on market $190,000 Active 72 DOM
2. 2026-06-17
   days on market $190,000 Active 71 DOM
3. 2026-06-15
   days on market $190,000 Active 69 DOM
4. 2026-06-13
   days on market $190,000 Active 67 DOM
5. 2026-06-13
   days on market $190,000 Active 66 DOM
6. 2026-06-09
   days on market $190,000 Active 63 DOM
7. 2026-06-08
   days on market $190,000 Active 62 DOM
8. 2026-06-07
   days on market $190,000 Active 61 DOM
9. 2026-06-04
   days on market $190,000 Active 58 DOM
10. 2026-06-03
    days on market $190,000 Active 57 DOM
11. 2026-06-02
    days on market $190,000 Active 56 DOM
12. 2026-06-01
    days on market $190,000 Active 55 DOM
13. 2026-05-31
    days on market $190,000 Active 54 DOM
14. 2026-04-23
    price $195,000 1796-char remark

    Show marketing remark (1796 chars)

    Full of charm and unique character, 800 S Jefferson in Pilot Point offers a rare combination of flexible living space, mature trees, and an oversized double lot on a corner lot. Built in 1963, this one-and-a-half-story home has a warm, inviting feel with features that make it truly one of a kind and offers the perfect opportunity to add your own updates and personal style over time. One of the most memorable details is the pull-out staircase leading to a loft area, creating a fun and versatile bonus space perfect for a kids’ playroom, home office, reading nook, craft room, or additional flex space. It’s the kind of feature buyers remember and immediately start imagining ways to make it their own. The double lot provides exceptional outdoor space with huge mature trees offering shade and a beautiful natural setting. In the spring, the front yard comes alive with blooming bluebonnets, creating a stunning seasonal display that adds to the home’s charm and small-town Texas feel. Whether you envision gardening, room for pets and play, future expansion, or simply enjoying the extra elbow room, the lot size opens the door to endless possibilities. A 2-car garage adds valuable storage and parking, while the corner lot layout gives the property a spacious feel with added accessibility. This home is ideal for buyers who appreciate character over cookie-cutter, with vintage charm, flexible space, and plenty of potential to polish and make uniquely their own. Conveniently located in Pilot Point near schools, downtown dining, shopping, and local amenities, it offers small-town living with room to spread out. If you’ve been searching for a home with personality, space, and the opportunity to create something special, this property is a must-see.

15. 2026-03-16
    listed $200,000 Active 1796-char remark

    Show marketing remark (1796 chars)

    Full of charm and unique character, 800 S Jefferson in Pilot Point offers a rare combination of flexible living space, mature trees, and an oversized double lot on a corner lot. Built in 1963, this one-and-a-half-story home has a warm, inviting feel with features that make it truly one of a kind and offers the perfect opportunity to add your own updates and personal style over time. One of the most memorable details is the pull-out staircase leading to a loft area, creating a fun and versatile bonus space perfect for a kids’ playroom, home office, reading nook, craft room, or additional flex space. It’s the kind of feature buyers remember and immediately start imagining ways to make it their own. The double lot provides exceptional outdoor space with huge mature trees offering shade and a beautiful natural setting. In the spring, the front yard comes alive with blooming bluebonnets, creating a stunning seasonal display that adds to the home’s charm and small-town Texas feel. Whether you envision gardening, room for pets and play, future expansion, or simply enjoying the extra elbow room, the lot size opens the door to endless possibilities. A 2-car garage adds valuable storage and parking, while the corner lot layout gives the property a spacious feel with added accessibility. This home is ideal for buyers who appreciate character over cookie-cutter, with vintage charm, flexible space, and plenty of potential to polish and make uniquely their own. Conveniently located in Pilot Point near schools, downtown dining, shopping, and local amenities, it offers small-town living with room to spread out. If you’ve been searching for a home with personality, space, and the opportunity to create something special, this property is a must-see.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,475
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$5,527
• Taxable loss: −$2,771
• Est. tax savings @ 24.0%: +$665
• After-tax cash flow: $1,084/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 · 12 photos

Average 55/100 Moderate rehab

The home requires moderate renovations to update the kitchen and paint, which can significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate kitchen countertops — tile needs replacement
• Moderate paint — faded and needs touch-up

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen can significantly increase both resale and rental value
• Both paint refresh — fresh paint can make the home more appealing and increase its value
• Both landscaping — improved landscaping can enhance curb appeal and attract more potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
kitchen countertops · tile needs replacement	Moderate	$3,000–15,000
paint · faded and needs touch-up	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen can significantly increase both resale and rental value ↑
• Both paint refresh — fresh paint can make the home more appealing and increase its value ↑
• Both landscaping — improved landscaping can enhance curb appeal and attract more potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pilot Point ISD
• NCES district ID: 4834920
• Math proficiency: 41% ▼ -3.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $57,332
• Composite: 36.85/100
• National rank: #4555
• State rank: #303 of 826 in TX

Livability — Pilot Point

• Score: 66/100
• State rank: #613
• US rank: #11604

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pilot Point, TX
• Population (ZIP): 8,042

Population outlook (Denton County) Hauer SSP2

• Today (2025): 1,053,010 people
• By 2030: 1,192,269 · +13.2%
• By 2040: 1,472,920 · +39.9%
• By 2050: 1,746,506 · +65.9%
• By 2075: 2,358,497 · +124.0%
• By 2100: 2,779,183 · +163.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 28% Two or more races 19% Black 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Serbian 4% Lithuanian 1% Scottish 1%
• Foreign-born: 11% · Canada
• Languages at home: 73% English-only · Spanish 25% Arabic 1% Other Asian/Pacific 1%

Political lean MEDSL · Denton

• 2024 margin: R (+13.2) · D 42.7% · R 55.8% · Other 1.5%
• 2008→2024 swing: +11.0pp toward D · 2008: -24.2pp · 2024: -13.2pp
• All cycles: 2024: R+13.2 2020: R+8.1 2016: R+20.2 2012: R+31.7 2008: R+24.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.12%
• Current HPI: 303.4015
• 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

-2.5% since first listed

2 events — show timeline

• 2026-04-23 Price Changed $195,000 NTREIS
• 2026-03-16 Listed $200,000 NTREIS