$127,000Asking price
Works for flippers
Works for a flipper up to $195,000.
ARV $303,000
The sales behind this value are shown to members.
PRICE REDUCED - PURMELA, TX
PURMELA, TX 76566 - CORYELL COUNTY
2.01 ACRES, 40x60 POLE BARN, SEPARATE SHOP, HOUSE WITH A 10 YEAR OLD ROOF - NOW $100,000
We cut this to one hundred thousand dollars. Here is what that buys.
A 40 by 60 pole barn. Roughly 2,400 square feet of covered workspace, two and a half times the size of the house. A separate shop building on top of that. Two unrestricted acres in Coryell County, no HOA, no zoning, Evant ISD.
Price out a new 40x60 pole barn today. In most of Texas you are somewhere between forty and seventy thousand dollars before you have poured a slab. Add a shop. Then look at the number at the top of this email and notice you are getting two acres and a house thrown in on top of it.
The house is the side dish, and it is not a bad one. 1965 single-story, 960 square feet, two bedrooms, one bath, small laundry room. The roof is only about ten years old because the seller replaced it himself and spent roughly twelve thousand dollars doing it. On a rural house that is the single most expensive line item and it is already handled.
One hundred thousand dollars for all of it.
THE NUMBERS
Important note on that ARV. The comp report values the house and the land. It does not appear to account for the pole barn or the shop. Outbuildings of this size carry real value in rural Coryell County, so underwrite them yourself rather than assuming the report captured them.
PROPERTY SNAPSHOT
Outbuilding dimensions above are approximate and provided in good faith. Exact measurements are being taken and will be circulated when confirmed. Buyer to verify all dimensions independently.
CONDITION - WHAT WE KNOW AND WHAT WE DO NOT
What we know: the roof is roughly ten years old, replaced by the owner, not a flip-job patch. Twelve thousand dollars spent on it.
What we do not have: no condition report has been provided on the interior, exterior, foundation, electrical, plumbing, or HVAC. The records do not specify water source or sewer system. On rural Coryell County acreage, plan on a private well and a septic system until an inspection proves otherwise, and get both evaluated before you close. A failed septic or a dry well is a five-figure problem and it is the biggest single variable on a property like this.
At one hundred thousand dollars you have more room to absorb a surprise than you did at one twenty-seven. That is the point of the reduction. It is not a reason to skip the inspection.
JNA Dynamic Holdings makes no representation as to the condition of any system, structure, or component. This is an as-is transaction.
CLOSED COMPS - CORYELL AND HAMILTON COUNTY AREA
The comp report adjusts the $425,000 sale to $357,873 and the $255,000 sale to $248,497 after accounting for lot size and bath count, landing at a blended $303,185.
Be a grown-up about this comp set. Two sales, now eighteen months old, four to seven miles out, both on more acreage than the subject. That is what rural Coryell County gives you, and it is why anybody buying out here underwrites the land and the improvements first. Pull your own.
Even so, look at the entry. The cheaper of those two comps was a 900 square foot house that traded at $283 a foot. You are coming in at $104 a foot with an extra 2,400 square feet of barn and a shop that neither comp had.
WHY THE BARN IS THE DEAL
Two acres with no zoning and no HOA, with 2,400 square feet of pole barn and a separate shop already standing. Think about what that supports.
Equipment storage. A contractor’s yard. RV and boat storage in a stretch of Texas where that demand is real. A working shop for a trades buyer. Covered space for livestock or hay. A buyer who wants to run a business off the property and live on it at the same time, which is exactly what unrestricted rural acreage exists for.
At one hundred thousand dollars, the barn and shop alone arguably justify the purchase. Everything else is upside.
EXIT STRATEGIES
DEAL TERMS
WHOLESALE DISCLOSURE
JNA Dynamic Holdings LLC is not the record owner of this property. We hold or are in the process of holding an equitable interest in the property under a purchase and sale agreement, and we are marketing that equitable interest for assignment. We are not a licensed Texas real estate broker or sales agent and we are not acting as an agent for the seller or for any buyer. Texas Property Code Section 5.086 requires that a person selling an option or assigning an interest in a contract to purchase real property disclose to any potential buyer that they are selling only an option or assigning an interest in a contract and do not hold legal title to the real property. Earnest money on an assignment of contract is non-refundable.
All data above is gathered from comparable sales reports, county tax records, Zillow, Redfin, or directly from the seller or realtor. Outbuilding dimensions are approximate and unverified. Buyer to do their own due diligence on condition, square footage, structure dimensions, acreage, water source, septic system, mineral rights, easements, permit history, title, liens, and value.
THE CALL
Two unrestricted acres. A 40x60 pole barn. A separate shop. A house with a ten year old roof on it. Evant ISD, no HOA, no zoning, $1,288 a year in taxes.
One hundred thousand dollars.
Call me.
Jervon - JNA Dynamic Holdings LLC (469) 949-3363 Jervon@jnadynamicholdings.com
Figures from the seller unless a line says otherwise. Verify before you close.
ARV $303,000
The sales behind this value are shown to members.
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