604 SW 9th St · Premont, TX 78375

$79,500

3 bd · 2.0 ba · 1,476 sqft · SingleFamily public records · 268 Days on market

Built 1982 0.34 ac lot $54/sqft · 30% below area Est $113k · 30% under ↓ 38% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

This three bedroom two bathroom property features an office/entertainment area with a spacious backyard and workshop!!! Let's make this your new home today!

Key facts

• Spacious backyard
• Workshop
• 0.34 acre lot

Tags

• OFFICE ENTERTAINMENT AREA
• SPACIOUS BACKYARD
• WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#889 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, schools F, amenities F.
• Premont ISD (town): math 17% / reading 30% proficiency, ranked #747 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 29 active listings in the ZIP; 6 units permitted in Jim Wells County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($550 loan paydown + $2k appreciation (3.0% local appreciation)).
• Jim Wells County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 268 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 268 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.49% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.66%
• DSCR: 1.87
• GRM: 5.6

CMA / ARV

• ARV (median comp): $113,335
• List price: $79,500
• Delta: -29.85%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 SW 6th St	0.41mi	3/2.0	1,405 (-5%)	13mo	$180,000	$128	62
904 Frances St	0.12mi	3/2.0	1,297 (-12%)	21mo	$175,000	$135	57

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: 26.0%
• Equity multiple: 2.48×
• Total profit: $32,837
• Equity at exit: $35,747

10-year hold

• IRR: 26.7%
• Equity multiple: 4.79×
• Total profit: $84,397
• Equity at exit: $55,090

Cash invested: $22,260 (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 78375

• Active inventory: 29
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,184 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$121 /mo · $1,446/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $365

Break-even live

Break-even rent $722

Max offer price $79,500

Occupancy floor 64%

Sensitivity live

Price	-10% $410	-5% $387	+0% $365	+5% $342	+10% $320
Rent	-10% $271	-5% $318	+0% $365	+5% $411	+10% $458
Rate	-1.0pp $405	-0.5pp $385	base $365	+0.5pp $344	+1.0pp $323

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $79,500 Active 268 DOM
2. 2026-06-18
   days on market $79,500 Active 266 DOM
3. 2026-06-17
   days on market $79,500 Active 265 DOM
4. 2026-06-16
   days on market $79,500 Active 264 DOM
5. 2026-06-15
   days on market $79,500 Active 263 DOM
6. 2026-06-15
   days on market $79,500 Active 262 DOM
7. 2026-06-13
   days on market $79,500 Active 261 DOM
8. 2026-06-12
   days on market $79,500 Active 260 DOM
9. 2026-06-09
   days on market $79,500 Active 257 DOM
10. 2026-06-08
    days on market $79,500 Active 256 DOM
11. 2026-06-08
    days on market $79,500 Active 255 DOM
12. 2026-06-05
    days on market $79,500 Active 253 DOM
13. 2026-06-03
    days on market $79,500 Active 251 DOM
14. 2026-06-02
    days on market $79,500 Active 250 DOM
15. 2026-06-01
    days on market $79,500 Active 249 DOM
16. 2026-05-31
    days on market $79,500 Active 248 DOM
17. 2026-05-13
    price $79,500 156-char remark

    Show marketing remark (156 chars)

    This three bedroom two bathroom property features an office/entertainment area with a spacious backyard and workshop!!! Let's make this your new home today!

18. 2025-12-11
    price $85,000 156-char remark

    Show marketing remark (156 chars)

    This three bedroom two bathroom property features an office/entertainment area with a spacious backyard and workshop!!! Let's make this your new home today!

19. 2025-09-25
    listed $90,000 Active 156-char remark

    Show marketing remark (156 chars)

    This three bedroom two bathroom property features an office/entertainment area with a spacious backyard and workshop!!! Let's make this your new home today!

20. 2025-01-03
    price $98,500
21. 2024-08-14
    price $110,000
22. 2024-04-10
    price $115,500
23. 2024-02-22
    listed $119,000 Active
24. 2023-07-31
    listed $129,000 Active
25. 2022-11-12
    listed $129,000 Active
26. 2022-09-14
    soldstatus
27. 2022-09-12
    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: $1,446 · $121/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$9/yr (+$1/mo · 0.6%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $14,207
• − Mortgage interest: −$4,453
• − Property taxes: −$1,446
• − Insurance: −$398
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$2,313
• Taxable income: $3,324
• Est. tax owed @ 24.0%: −$798
• After-tax cash flow: $3,579/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: Premont ISD
• NCES district ID: 4835760
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 30% ▲ 4.00%
• Median HH income: $34,475
• Composite: 19.28/100
• National rank: #8803
• State rank: #747 of 826 in TX

Livability — Premont

• Score: 63/100
• State rank: #889
• US rank: #15967

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Premont, TX
• Population (ZIP): 2,827

Population outlook (Jim Wells County) Hauer SSP2

• Today (2025): 43,325 people
• By 2030: 44,156 · +1.9%
• By 2040: 45,790 · +5.7%
• By 2050: 47,455 · +9.5%
• By 2075: 51,800 · +19.6%
• By 2100: 52,006 · +20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (94%)
• Race & ethnicity: Hispanic / Latino 94% Two or more races 32% White 6%
• Hispanic origin (detail): Mexican 92%
• Foreign-born: 10% · Canada
• Languages at home: 31% English-only · Spanish 68%

Political lean MEDSL · Jim Wells

• 2024 margin: R (+15.5) · D 42.0% · R 57.5%
• 2008→2024 swing: -31.6pp toward R · 2008: 16.1pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+9.8 2016: D+10.3 2012: D+17.0 2008: D+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-38.4% since first listed

11 events — show timeline

• 2026-05-13 Price Changed $79,500 CBMLS
• 2025-12-11 Price Changed $85,000 CBMLS
• 2025-09-25 Listed $90,000 CBMLS
• 2025-01-03 Price Changed $98,500 CBMLS
• 2024-08-14 Price Changed $110,000 CBMLS
• 2024-04-10 Price Changed $115,500 CBMLS
• 2024-02-22 Listed $119,000 CBMLS
• 2023-07-31 Listed $129,000 CBMLS
• 2022-11-12 Listed $129,000 CBMLS
• 2022-09-14 Sold (Public Records) — Public Records
• 2022-09-12 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,446 · -3.5% YoY. Source: county tax records.