108 J Ave · Christine, TX 78012

$59,019

2 bd · 1.0 ba · 1,082 sqft · SingleFamily · 432 Days on market

Built 1950 Poor condition 3,497 sqft lot $55/sqft · 28% below area Est $82k · 28% under ↓ 8% since listing

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

FIXER UPPER! 108 Ave J is a lovely fixer-upper home available in Christine, TX ready for you to renovate it to your own vision. With 1,082 sqft. of living space, you will have ample room to create a fantastic home. The location is just as good, here you will be approximately one hour away from San Antonio. TX-16 is down the road, and there is a long list of local parks, restaurant chains, and grocery stores nearby. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

Key facts

• Restaurant chains
• Grocery stores
• Local parks

Tags

• LOCAL PARKS
• RESTAURANT CHAINS
• GROCERY STORES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $52k (12.0% 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: 20 active listings in the ZIP; 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($408 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 432 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,936 (12.0% below list)

Questions for the listing agent

1. It's been on market 432 days. Have you received any prior offers? Is the seller open to a 12% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.70% ✓
• Cap rate: 14.14%
• Cash-on-cash: 28.02%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

• ARV (median comp): $81,788
• List price: $59,019
• Delta: -27.84%
• 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	0.43mi	3/2.0 (+1)	924 (-15%)	19mo	$89,000	$96	31

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: 34.0%
• Equity multiple: 2.92×
• Total profit: $31,702
• Equity at exit: $26,537

10-year hold

• IRR: 34.2%
• Equity multiple: 5.75×
• Total profit: $78,442
• Equity at exit: $40,897

Cash invested: $16,525 (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 78012

• Active inventory: 20
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,005 medium
• Mortgage (P&I): −$310
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $386

Break-even live

Break-even rent $516

Max offer price $59,019

Occupancy floor 57%

Sensitivity live

Price	-10% $427	-5% $406	+0% $386	+5% $365	+10% $345
Rent	-10% $307	-5% $346	+0% $386	+5% $426	+10% $465
Rate	-1.0pp $416	-0.5pp $401	base $386	+0.5pp $371	+1.0pp $355

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: $14,755
• Closing costs: $1,771
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $59,019 Active 432 DOM
2. 2026-06-18
   days on market $59,019 Active 430 DOM
3. 2026-06-17
   days on market $59,019 Active 429 DOM
4. 2026-06-16
   days on market $59,019 Active 428 DOM
5. 2026-06-15
   days on market $59,019 Active 427 DOM
6. 2026-06-13
   days on market $59,019 Active 425 DOM
7. 2026-06-12
   days on market $59,019 Active 424 DOM
8. 2026-06-10
   days on market $59,019 Active 421 DOM
9. 2026-06-08
   days on market $59,019 Active 420 DOM
10. 2026-06-08
    days on market $59,019 Active 419 DOM
11. 2026-06-07
    days on market $59,019 Active 418 DOM
12. 2026-06-03
    days on market $59,019 Active 415 DOM
13. 2026-06-02
    days on market $59,019 Active 414 DOM
14. 2026-06-01
    days on market $59,019 Active 413 DOM
15. 2026-05-31
    days on market $59,019 Active 412 DOM
16. 2026-04-16
    price $59,019 647-char remark

    Show marketing remark (647 chars)

    FIXER UPPER! 108 Ave J is a lovely fixer-upper home available in Christine, TX ready for you to renovate it to your own vision. With 1,082 sqft. of living space, you will have ample room to create a fantastic home. The location is just as good, here you will be approximately one hour away from San Antonio. TX-16 is down the road, and there is a long list of local parks, restaurant chains, and grocery stores nearby. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

17. 2025-04-14
    listed $64,019 Active 647-char remark

    Show marketing remark (647 chars)

    FIXER UPPER! 108 Ave J is a lovely fixer-upper home available in Christine, TX ready for you to renovate it to your own vision. With 1,082 sqft. of living space, you will have ample room to create a fantastic home. The location is just as good, here you will be approximately one hour away from San Antonio. TX-16 is down the road, and there is a long list of local parks, restaurant chains, and grocery stores nearby. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 22 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: $12,057
• − Mortgage interest: −$3,306
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$1,717
• Taxable income: $3,925
• Est. tax owed @ 24.0%: −$942
• After-tax cash flow: $3,689/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 · 1 photo

Poor 20/100 Extensive rehab

This fixer-upper home requires extensive repairs and updates to its exterior, roof, siding, and deck. Painting and structural repairs will significantly enhance its resale and rental value.

Repairs flagged

• Major siding — Severe weathering and peeling
• Major roof — Visible damage
• Major deck — Worn and damaged

Value-add opportunities

• Both painting and repainting — Enhances curb appeal and interior aesthetics
• Both roof repair — Critical for structural integrity and safety
• Both siding repair and replacement — Improves home's appearance and energy efficiency
• Both deck repair and replacement — Enhances outdoor living space and safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and peeling	Major	$15,000–50,000
roof · Visible damage	Major	$15,000–50,000
deck · Worn and damaged	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both painting and repainting — Enhances curb appeal and interior aesthetics ↑
• Both roof repair — Critical for structural integrity and safety ↑
• Both siding repair and replacement — Improves home's appearance and energy efficiency ↑
• Both deck repair and replacement — Enhances outdoor living space and safety ↑

ⓘ 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): 364

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: Predominantly Hispanic (100%)
• Race & ethnicity: Hispanic / Latino 100% Two or more races 57%
• Hispanic origin (detail): Mexican 100%
• Common ancestry: Russian 2%
• Foreign-born: 13% · Canada
• Languages at home: 36% English-only · Spanish 64%

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: —
• 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

-7.8% since first listed

2 events — show timeline

• 2026-04-16 Price Changed $59,019 HARMLS
• 2025-04-14 Listed $64,019 HARMLS