707 E San Jacinto Ave · Crockett, TX 75835

$100,000

4 bd · 2.0 ba · 1,440 sqft · Other public records · 143 Days on market

Built 1950 ↓ 23% 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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Owner financing is available, offering a flexible path to ownership for this high-potential duplex located in the heart of Crockett, Texas. This property features two practical units, each configured with 2 bedrooms and 1 bathroom. One unit is already generating steady income with a tenant in place at $550 per month, providing immediate cash flow from day one. The second unit is currently vacant and ready for a bit of work, presenting a fantastic "value-add" opportunity for a handy investor or owner-occupant looking to build instant equity through cosmetic updates. Whether you're looking to expand your rental portfolio or house-hack your way to affordable living, this property combines a solid foundation with the creative financing you need to make it happen.

Key facts

• Built 1950
• Listed 143 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 3.2% in Crockett — 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 61/100 on livability (#1,005 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: schools F, amenities F, commute F.
• Crockett ISD (town): math 22% / reading 28% proficiency, ranked #736 of 826 in TX (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 277 active listings in the ZIP; 3 units permitted in Houston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Houston County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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 1950 — 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 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?
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: 1.44% ✓
• Cap rate: 11.61%
• Cash-on-cash: 19.00%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.9%
• Equity multiple: 1.43×
• Total profit: $12,063
• Equity at exit: $14,910

10-year hold

• IRR: 19.9%
• Equity multiple: 2.68×
• Total profit: $46,972
• Equity at exit: $8,646

Cash invested: $28,000 (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 75835

• Home prices YoY: -15.8%
• Active inventory: 277
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,442 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$129 /mo · $1,553/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $443

Break-even live

Break-even rent $880

Max offer price $100,000

Occupancy floor 64%

Sensitivity live

Price	-10% $500	-5% $472	+0% $443	+5% $415	+10% $387
Rent	-10% $330	-5% $386	+0% $443	+5% $500	+10% $557
Rate	-1.0pp $494	-0.5pp $469	base $443	+0.5pp $418	+1.0pp $391

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $100,000 Active 143 DOM
2. 2026-06-21
   days on market $100,000 Active 142 DOM
3. 2026-06-18
   days on market $100,000 Active 140 DOM
4. 2026-06-17
   days on market $100,000 Active 139 DOM
5. 2026-06-16
   days on market $100,000 Active 138 DOM
6. 2026-06-15
   days on market $100,000 Active 137 DOM
7. 2026-06-13
   days on market $100,000 Active 135 DOM
8. 2026-06-12
   days on market $100,000 Active 134 DOM
9. 2026-06-09
   days on market $100,000 Active 131 DOM
10. 2026-06-08
    days on market $100,000 Active 130 DOM
11. 2026-06-08
    days on market $100,000 Active 129 DOM
12. 2026-06-07
    days on market $100,000 Active 128 DOM
13. 2026-06-03
    days on market $100,000 Active 125 DOM
14. 2026-06-02
    days on market $100,000 Active 124 DOM
15. 2026-06-01
    days on market $100,000 Active 123 DOM
16. 2026-05-31
    days on market $100,000 Active 122 DOM
17. 2026-01-29
    listed $100,000 Active 779-char remark

    Show marketing remark (779 chars)

    Owner financing is available, offering a flexible path to ownership for this high-potential duplex located in the heart of Crockett, Texas. This property features two practical units, each configured with 2 bedrooms and 1 bathroom. One unit is already generating steady income with a tenant in place at $550 per month, providing immediate cash flow from day one. The second unit is currently vacant and ready for a bit of work, presenting a fantastic "value-add" opportunity for a handy investor or owner-occupant looking to build instant equity through cosmetic updates. Whether you're looking to expand your rental portfolio or house-hack your way to affordable living, this property combines a solid foundation with the creative financing you need to make it happen.

18. 2025-05-03
    price $70,000
19. 2025-03-15
    price $75,000
20. 2025-01-27
    listed $85,000 Active
21. 2023-12-01
    historical
22. 2023-10-15
    status Active
23. 2023-10-15
    status Active
24. 2023-10-12
    historical
25. 2023-10-12
    status Option Pending
26. 2023-09-19
    price $99,999
27. 2023-09-19
    price $99,999
28. 2023-09-07
    listed $109,000 Active
29. 2023-08-16
    price $109,000
30. 2023-07-14
    price $117,900
31. 2023-06-23
    listed $130,000 Active
32. 2022-11-09
    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: $1,553 · $129/mo
• Projected year-2 tax: $1,830 · $152/mo
• Expected delta: +$277/yr (+$23/mo · 17.8%)

ⓘ 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 8/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $17,301
• − Mortgage interest: −$5,602
• − Property taxes: −$1,553
• − Insurance: −$500
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$2,909
• Taxable income: $3,969
• Est. tax owed @ 24.0%: −$952
• After-tax cash flow: $4,369/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: Crockett ISD
• NCES district ID: 4815720
• Math proficiency: 22% ▬ 0.00%
• Reading proficiency: 28% ▲ 1.00%
• Median HH income: $26,917
• Composite: 19.83/100
• National rank: #8699
• State rank: #736 of 826 in TX

Livability — Crockett

• Score: 61/100
• State rank: #1005
• US rank: #17855

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crockett, TX
• Population (ZIP): 11,805

Population outlook (Houston County) Hauer SSP2

• Today (2025): 21,269 people
• By 2030: 20,568 · -3.3%
• By 2040: 19,255 · -9.5%
• By 2050: 17,980 · -15.5%
• By 2075: 15,214 · -28.5%
• By 2100: 11,720 · -44.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Black 25% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Houston

• 2024 margin: Solid R (+55.4) · D 22.1% · R 77.4%
• 2008→2024 swing: -18.1pp toward R · 2008: -37.3pp · 2024: -55.4pp
• All cycles: 2024: R+55.4 2020: R+50.3 2016: R+50.9 2012: R+44.3 2008: R+37.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.03%
• Current HPI: 149.4937
• 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

-23.1% since first listed

16 events — show timeline

• 2026-01-29 Listed $100,000 GTAR
• 2025-05-03 Price Changed $70,000 GTAR
• 2025-03-15 Price Changed $75,000 GTAR
• 2025-01-27 Listed $85,000 GTAR
• 2023-12-01 Listing Removed — HARMLS
• 2023-10-15 Relisted — GTAR
• 2023-10-15 Relisted — HARMLS
• 2023-10-12 Delisted — GTAR
• 2023-10-12 Pending — HARMLS
• 2023-09-19 Price Changed $99,999 HARMLS
• 2023-09-19 Price Changed $99,999 GTAR
• 2023-09-07 Listed $109,000 GTAR
• 2023-08-16 Price Changed $109,000 HARMLS
• 2023-07-14 Price Changed $117,900 HARMLS
• 2023-06-23 Listed $130,000 HARMLS
• 2022-11-09 Sold (Public Records) — Public Records

Property tax history

+11.5%/yr

Latest (2025): $1,553 · +44.2% YoY. Source: county tax records.