512 E Ave j · Christine, TX 78026

$70,000

2 bd · 1.0 ba · 1,016 sqft · SingleFamily · 78 Days on market

Built 1990 Poor condition 10,497 sqft lot $69/sqft · 14% below area Est $82k · 14% under

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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
• ARV discount +14.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There's something special about a small-town story waiting to be rewritten... and 512 Avenue J in Christine, Texas might just be your next chapter. This little white wood-frame cutie is calling for a comeback. Yes it needs work. Yes it's being sold as-is. But underneath the dust and the "to-do list" is a cream puff in the making, just waiting for someone with vision and a little grit to bring her back to life. Picture it... fresh paint, front porch sittin', maybe a swing swayin' in the breeze. A cozy cottage with character, charm, and your personal touch in every corner. This isn't just a house-it's a blank canvas with big potential. And let's talk about Christine... where life is slower, sweeter, and simpler. Where neighbors wave, sunsets stretch wide across the sky, and the noise of the world fades into peaceful, porch-light evenings. It's the kind of place where you can actually breathe and build something meaningful. At $70,000, this one is priced to move and primed for possibility. Whether you're dreaming of your first flip, a rental, or a tiny-town treasure to be yours... this is your chance to create something special.

Key facts

• 0.24 acre lot
• Built 1990
• Listed 77 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,399 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Jourdanton ISD (town): math 46% / reading 44% proficiency, ranked #258 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 164 active listings in the ZIP; 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Recommended offer $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.64% ✓
• Cap rate: 13.54%
• Cash-on-cash: 25.88%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (median comp): $81,788
• List price: $70,000
• Delta: -14.41%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 5th St	0.49mi	3/2.0 (+1)	924 (-9%)	19mo	$89,000	$96	37

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: 19.6%
• Equity multiple: 1.80×
• Total profit: $15,597
• Equity at exit: $10,437

10-year hold

• IRR: 27.9%
• Equity multiple: 3.47×
• Total profit: $48,320
• Equity at exit: $6,052

Cash invested: $19,600 (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 →

ZIP-level market 78026

• Home prices YoY: -10.1%
• Active inventory: 164
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,147 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $423

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 58%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $70,000 Active 78 DOM
2. 2026-06-17
   days on market $70,000 Active 77 DOM
3. 2026-06-16
   days on market $70,000 Active 76 DOM
4. 2026-06-15
   days on market $70,000 Active 75 DOM
5. 2026-06-13
   days on market $70,000 Active 73 DOM
6. 2026-06-12
   days on market $70,000 Active 72 DOM
7. 2026-06-10
   days on market $70,000 Active 69 DOM
8. 2026-06-08
   days on market $70,000 Active 68 DOM
9. 2026-06-08
   days on market $70,000 Active 67 DOM
10. 2026-06-07
    days on market $70,000 Active 66 DOM
11. 2026-06-03
    days on market $70,000 Active 63 DOM
12. 2026-06-02
    days on market $70,000 Active 62 DOM
13. 2026-06-01
    days on market $70,000 Active 61 DOM
14. 2026-05-31
    days on market $70,000 Active 60 DOM
15. 2026-04-01
    listed $70,000 New 1159-char remark

    Show marketing remark (1159 chars)

    There's something special about a small-town story waiting to be rewritten... and 512 Avenue J in Christine, Texas might just be your next chapter. This little white wood-frame cutie is calling for a comeback. Yes it needs work. Yes it's being sold as-is. But underneath the dust and the "to-do list" is a cream puff in the making, just waiting for someone with vision and a little grit to bring her back to life. Picture it... fresh paint, front porch sittin', maybe a swing swayin' in the breeze. A cozy cottage with character, charm, and your personal touch in every corner. This isn't just a house-it's a blank canvas with big potential. And let's talk about Christine... where life is slower, sweeter, and simpler. Where neighbors wave, sunsets stretch wide across the sky, and the noise of the world fades into peaceful, porch-light evenings. It's the kind of place where you can actually breathe and build something meaningful. At $70,000, this one is priced to move and primed for possibility. Whether you're dreaming of your first flip, a rental, or a tiny-town treasure to be yours... this is your chance to create something special.

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

Taxation est. · year 1

• Rental income: $13,769
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$2,036
• Taxable income: $4,209
• Est. tax owed @ 24.0%: −$1,010
• After-tax cash flow: $4,063/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 · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and renovations to bring it up to a livable condition. The roof, exterior siding, interior walls, bathrooms, and flooring are all in poor condition and need immediate attention. However, with the right investment, this property has significant potential for both resale and rental value.

Repairs flagged

• Major roof — Severe damage
• Major exterior siding — Severe weathering
• Major interior walls — Exposed framing and missing drywall
• Major bathrooms — Exposed plumbing and electrical
• Major flooring — Exposed subflooring

Value-add opportunities

• Resale Re-roofing — A new roof will significantly improve the home's curb appeal and value
• Resale Exterior siding repair and painting — A fresh exterior will enhance the home's curb appeal and value
• Resale Interior drywall repair and painting — A clean, painted interior will make the home more attractive to potential buyers
• Both Plumbing and electrical repairs — These repairs are necessary for safety and functionality
• Resale Flooring replacement — New flooring will improve the home's appearance and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Severe damage	Major	$15,000–50,000
exterior siding · Severe weathering	Major	$15,000–50,000
interior walls · Exposed framing and missing drywall	Major	$15,000–50,000
bathrooms · Exposed plumbing and electrical	Major	$15,000–50,000
flooring · Exposed subflooring	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale Re-roofing — A new roof will significantly improve the home's curb appeal and value ↑
• Resale Exterior siding repair and painting — A fresh exterior will enhance the home's curb appeal and value ↑
• Resale Interior drywall repair and painting — A clean, painted interior will make the home more attractive to potential buyers ↑
• Both Plumbing and electrical repairs — These repairs are necessary for safety and functionality ↑
• Resale Flooring replacement — New flooring will improve the home's appearance and functionality ↑

ⓘ 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: Jourdanton ISD
• NCES district ID: 4824960
• Math proficiency: 46% ▼ -3.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $51,581
• Composite: 38.81/100
• National rank: #4116
• State rank: #258 of 826 in TX

Livability — Christine

• Score: 54/100
• State rank: #1399
• US rank: #23999

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Christine, TX
• Population (ZIP): 6,438

Population outlook (Atascosa County) Hauer SSP2

• Today (2025): 57,233 people
• By 2030: 61,729 · +7.9%
• By 2040: 71,122 · +24.3%
• By 2050: 80,906 · +41.4%
• By 2075: 106,134 · +85.4%
• By 2100: 122,415 · +113.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 51% Hispanic / Latino 42% Two or more races 20% Asian 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 10% · Canada
• Languages at home: 71% English-only · Spanish 27% Tagalog/Filipino 1%

Political lean MEDSL · Atascosa

• 2024 margin: Solid R (+43.3) · D 27.9% · R 71.3%
• 2008→2024 swing: -32.8pp toward R · 2008: -10.5pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+34.0 2016: R+29.1 2012: R+18.3 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.13%
• Current HPI: 205.0473
• 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

1 event — show timeline

• 2026-04-01 Listed $70,000 LERA