800 S Jefferson St · Pilot Point, TX 76258

$170,000

2 bd · 1.0 ba · 1,092 sqft · SingleFamily · 123 Days on market

Built 1963 Average condition 0.29 ac lot 2-car garage $156/sqft · 31% below area Est $246k · 31% under ↓ 8% since listing

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Why this score? — see what drove the C+ 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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

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 $170k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.9% 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-, amenities F, commute 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.
• Zoned schools: Pilot Point El (math 44% / reading 41%, grade F, #1,313 of 4,322 statewide, top 31%, 516 students, 56% FRL); Pilot Point Selz Middle (math 37% / reading 42%, grade F, #660 of 1,662 statewide, top 41%, 330 students, 59% FRL); Pilot Point H S (math 42% / reading 52%, grade D-, #591 of 1,632 statewide, top 38%, 452 students, 39% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 603 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $5k 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 123 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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 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. 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: 1.07% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.56%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $246,323
• List price: $170,000
• Delta: -27.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
724 E Main St	0.87mi	2/1.0	1,107 (+1%)	7mo	$234,975	$212	57
516 S Church St	0.17mi	3/2.0 (+1)	1,281 (+17%)	4mo	$239,499	$187	54
420 E Burks St	0.80mi	3/2.0 (+1)	1,104 (+1%)	11mo	$245,000	$222	45
281 N Laramie Cir	0.99mi	2/2.0	1,152 (+6%)	11mo	$219,900	$191	43
515 E Liberty St	0.55mi	3/2.0 (+1)	1,240 (+14%)	4mo	$229,900	$185	40
300 E Liberty St	0.52mi	3/1.5 (+1)	1,248 (+14%)	13mo	$285,000	$228	34
222 E Dennis St	0.88mi	3/1.0 (+1)	1,222 (+12%)	9mo	$225,000	$184	32
709 E Main St	0.82mi	3/2.0 (+1)	1,252 (+15%)	2mo	$262,000	$209	30
700 E Walcott St	0.91mi	3/2.0 (+1)	1,308 (+20%)	2mo	$289,900	$222	30
473 N Sierra Trl	1.06mi	3/2.0 (+1)	1,273 (+17%)	12mo	$299,000	$235	21
412 N Sierra Trl	1.03mi	3/2.0 (+1)	1,275 (+17%)	12mo	$264,000	$207	21
273 N Laramie Cir	1.01mi	3/2.0 (+1)	1,265 (+16%)	13mo	$289,000	$228	20

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-10,948
• Equity at exit: $25,348

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $11,917
• Equity at exit: $14,698

Cash invested: $47,600 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 4 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $244,450 ($214/sqft)
• Median days on market: 33 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +5.3% vs current asking $/sqft

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

ZIP-level market 76258

• Home prices YoY: -7.9%
• Active inventory: 603
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,816 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $260

Break-even live

Break-even rent $1,487

Max offer price $170,000

Occupancy floor 81%

Sensitivity live

Price	-10% $378	-5% $319	+0% $260	+5% $201	+10% $143
Rent	-10% $117	-5% $188	+0% $260	+5% $332	+10% $404
Rate	-1.0pp $346	-0.5pp $303	base $260	+0.5pp $216	+1.0pp $171

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: $42,500
• Closing costs: $5,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	53d	1	0.31mi
216 E Division St Pilot Point, TX	2.0	1.0	820	$1,515	$1.85	1d	1	0.42mi
216 E Division St Pilot Point, TX	2.0	1.0	820	$1,535	$1.87	52d	1	0.42mi
408 E Liberty St Pilot Point, TX	3.0	2.0	1472	$3,500	$2.38	4d	1	0.56mi
551 E Burks St Pilot Point, TX	3.0	1.0	1123	$1,695	$1.51	7d	1	0.84mi
551 E Burks St Pilot Point, TX	3.0	1.0	1123	$1,695	$1.51	66d	1	0.84mi
805 N Washington St Unit D Pilot Point, TX	2.0	1.0	793	$1,195	$1.51	10d	1	1.01mi
721 N Jefferson St Unit 1188 Pilot Point, TX	3.0	2.5	1484	$1,875	$1.26	54d	1	1.01mi
721 N Jefferson St Unit 1153 Pilot Point, TX	3.0	2.5	1484	$1,800	$1.21	62d	1	1.01mi
721 N Jefferson St Pilot Point, TX	3.0	2.5	1485	$1,800	$1.21	59d	1	1.01mi
673 Copenhavr St Pilot Point, TX	3.0	2.0	1220	$1,700	$1.39	16d	1	1.08mi

Property features AI

Finance

• Financial info: Treat as clear loan typeNo second mortgage
• HOA & community: No association

Exterior

• Parking: 2-car garageAdditional parkingSide-by-side garage
• Utilities: City waterCity sewerNot in a municipal utility district
• Home design: Single family residenceResidential propertyAttached: Yes
• Construction: Built in 1963
• Exterior features: Corner lotNo fencing

Interior

• Kitchen: DishwasherKitchen (12 x 9)Breakfast room (13 x 9)
• Bedrooms: Primary bedroom on level 1 (14 x 13)Second bedroom on level 1 (11 x 11)Loft on level 2 (13 x 11)
• Flooring: CarpetCeramic tile
• Bathrooms: 1 full bathroom
• Interior features: Eat-in kitchenLoftOne and one-half levels7 total rooms1 living area1 dining area
• Laundry & utility: Utility roomFull-size washer/dryer areaWasher hookup

Listing history 50 events

1. 2026-08-08
   days on market $170,000 Active 123 DOM
2. 2026-08-06
   days on market $170,000 Active 121 DOM
3. 2026-08-05
   price $170,000 Active 120 DOM
4. 2026-08-05
   days on market $179,000 Active 120 DOM
5. 2026-08-04
   days on market $179,000 Active 119 DOM
6. 2026-08-03
   days on market $179,000 Active 118 DOM
7. 2026-07-31
   days on market $179,000 Active 115 DOM
8. 2026-07-30
   days on market $179,000 Active 113 DOM
9. 2026-07-28
   days on market $179,000 Active 112 DOM
10. 2026-07-26
    days on market $179,000 Active 110 DOM
11. 2026-07-24
    days on market $179,000 Active 108 DOM
12. 2026-07-23
    days on market $179,000 Active 107 DOM
13. 2026-07-22
    days on market $179,000 Active 106 DOM
14. 2026-07-21
    days on market $179,000 Active 105 DOM
15. 2026-07-20
    days on market $179,000 Active 104 DOM
16. 2026-07-18
    days on market $179,000 Active 102 DOM
17. 2026-07-18
    days on market $179,000 Active 101 DOM
18. 2026-07-16
    days on market $179,000 Active 100 DOM
19. 2026-07-15
    pricedays on market $179,000 Active 99 DOM
20. 2026-07-14
    days on market $184,900 Active 98 DOM
21. 2026-07-13
    days on market $184,900 Active 97 DOM
22. 2026-07-13
    days on market $184,900 Active 96 DOM
23. 2026-07-11
    days on market $184,900 Active 95 DOM
24. 2026-07-10
    days on market $184,900 Active 94 DOM
25. 2026-07-09
    days on market $184,900 Active 93 DOM
26. 2026-07-07
    days on market $184,900 Active 91 DOM
27. 2026-07-06
    days on market $184,900 Active 90 DOM
28. 2026-07-06
    days on market $184,900 Active 89 DOM
29. 2026-07-05
    days on market $184,900 Active 88 DOM
30. 2026-07-03
    days on market $184,900 Active 87 DOM
31. 2026-07-02
    pricedays on market $184,900 Active 86 DOM
32. 2026-07-01
    days on market $190,000 Active 85 DOM
33. 2026-06-30
    days on market $190,000 Active 84 DOM
34. 2026-06-29
    days on market $190,000 Active 83 DOM
35. 2026-06-28
    days on market $190,000 Active 82 DOM
36. 2026-06-27
    days on market $190,000 Active 81 DOM
37. 2026-06-26
    days on market $190,000 Active 80 DOM
38. 2026-06-24
    days on market $190,000 Active 78 DOM
39. 2026-06-22
    days on market $190,000 Active 76 DOM
40. 2026-06-21
    days on market $190,000 Active 75 DOM
41. 2026-06-18
    days on market $190,000 Active 72 DOM
42. 2026-06-17
    days on market $190,000 Active 71 DOM
43. 2026-06-15
    days on market $190,000 Active 69 DOM
44. 2026-06-13
    days on market $190,000 Active 67 DOM
45. 2026-06-13
    days on market $190,000 Active 66 DOM
46. 2026-06-09
    days on market $190,000 Active 63 DOM
47. 2026-06-08
    days on market $190,000 Active 62 DOM
48. 2026-06-07
    days on market $190,000 Active 61 DOM
49. 2026-06-04
    days on market $190,000 Active 58 DOM
50. 2026-06-03
    days on market $190,000 Active 57 DOM

ⓘ 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 4/10 Moderate
• 🌡 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: $21,798
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$4,945
• Taxable income: $442
• Est. tax owed @ 24.0%: −$106
• After-tax cash flow: $3,016/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 Est. rehab $27,300–$49,140 screening

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 ↑

ⓘ 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 43/100

Zoned Schools

Elementary Pilot Point El F TX #1,313/4,322 Nat'l #17,692/41,679 Middle Pilot Point Selz Middle F TX #660/1,662 Nat'l #6,151/14,009 High Pilot Point H S D- TX #591/1,632 Nat'l #6,330/17,239

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

C Composite livability gradescore 66/100

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
• County: Denton · 1,053,010 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 8,042
• Household income: $93,661
• Rent vs Own: 14.8% rent · 85.2% own

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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%

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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%

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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

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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

Finance

• Financial info: Treat as clear loan typeNo second mortgage
• HOA & community: No association

Exterior

• Parking: 2-car garageAdditional parkingSide-by-side garage
• Utilities: City waterCity sewerNot in a municipal utility district
• Home design: Single family residenceResidential propertyAttached: Yes
• Construction: Built in 1963
• Exterior features: Corner lotNo fencing

Interior

• Kitchen: DishwasherKitchen (12 x 9)Breakfast room (13 x 9)
• Bedrooms: Primary bedroom on level 1 (14 x 13)Second bedroom on level 1 (11 x 11)Loft on level 2 (13 x 11)
• Flooring: CarpetCeramic tile
• Bathrooms: 1 full bathroom
• Interior features: Eat-in kitchenLoftOne and one-half levels7 total rooms1 living area1 dining area
• Laundry & utility: Utility roomFull-size washer/dryer areaWasher hookup

Price history

-7.5% since first listed

4 events — show timeline

• 2026-07-01 Price Changed $184,900 NTREIS
• 2026-05-28 Price Changed $190,000 NTREIS
• 2026-04-23 Price Changed $195,000 NTREIS
• 2026-03-16 Listed $200,000 NTREIS