311 Ruff St · New Boston, TX 75570

$119,000

4 bd · 2.0 ba · 2,146 sqft · SingleFamily public records · 24 Days on market

Built 1988 0.74 ac lot ↓ 15% since listing

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Why this score? — see what drove the C 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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 4-bedroom, 2-bath brick home offers approximately 2,146 square feet of living space on approximately 0.74 acre within the city limits of New Boston. Featuring two living areas, this property offers a flexible layout with plenty of room to reimagine and customize to fit your needs. Additional improvements include a shop building and a chain link fenced front yard. The home is in need of repairs and updating and is being offered as an opportunity for buyers looking to renovate, personalize, or add value. Convenient city location with space and potential to make it your own.

Key facts

• City location
• Shop building
• Two living areas

Tags

• TWO LIVING AREAS
• SHOP BUILDING
• CHAIN LINK FENCED FRONT YARD
• CITY LOCATION
• SPACE AND POTENTIAL

Property features AI

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level
• Construction: Brick and wood siding construction; Shingle roof; Slab foundation; Built area approximately 2,146
• Exterior features: Chain link fencing; Workshop on property; Gravel and paved road access; City street frontage

Interior

• Kitchen: Dishwasher; Microwave
• Flooring: Ceramic tile; Concrete
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Microwave; Has fireplace (living room)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,178 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools C-, crime F, amenities F.
• New Boston ISD (town): math 34% / reading 37% proficiency, ranked #518 of 826 in TX (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 90 active listings in the ZIP; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: property tax is 2.6% of price.
• Climate carrying-cost: major wind risk, 27% 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 $117,215 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.28% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.66%
• DSCR: 1.43
• GRM: 6.5

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-2,100
• Equity at exit: $17,743

10-year hold

• IRR: 8.1%
• Equity multiple: 1.62×
• Total profit: $20,553
• Equity at exit: $10,289

Cash invested: $33,320 (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 75570

• Home prices YoY: -20.1%
• Active inventory: 90
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,522 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$261 /mo · $3,128/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $268

Break-even live

Break-even rent $1,183

Max offer price $119,000

Occupancy floor 77%

Sensitivity live

Price	-10% $336	-5% $302	+0% $268	+5% $235	+10% $201
Rent	-10% $148	-5% $208	+0% $268	+5% $328	+10% $389
Rate	-1.0pp $328	-0.5pp $299	base $268	+0.5pp $238	+1.0pp $206

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $119,000 Active 24 DOM
2. 2026-06-18
   days on market $119,000 Active 22 DOM
3. 2026-06-17
   days on market $119,000 Active 21 DOM
4. 2026-06-16
   days on market $119,000 Active 20 DOM
5. 2026-06-15
   days on market $119,000 Active 19 DOM
6. 2026-06-15
   days on market $119,000 Active 18 DOM
7. 2026-06-13
   days on market $119,000 Active 17 DOM
8. 2026-06-12
   days on market $119,000 Active 16 DOM
9. 2026-06-10
   days on market $119,000 Active 13 DOM
10. 2026-06-08
    days on market $119,000 Active 12 DOM
11. 2026-06-08
    days on market $119,000 Active 11 DOM
12. 2026-06-07
    days on market $119,000 Active 10 DOM
13. 2026-06-03
    days on market $119,000 Active 7 DOM
14. 2026-06-02
    days on market $119,000 Active 6 DOM
15. 2026-06-01
    days on market $119,000 Active 5 DOM
16. 2026-05-31
    days on market $119,000 Active 4 DOM
17. 2026-05-27
    listed $119,000 Active
18. 2026-03-10
    historical
19. 2026-02-18
    price $119,900
20. 2026-02-02
    price $129,900
21. 2026-01-21
    listed $139,900 Active
22. 2008-07-08
    soldstatus
23. 2008-01-03
    soldstatus
24. 2004-04-28
    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: $3,128 · $261/mo
• Projected year-2 tax: $3,128 · $261/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,268
• − Mortgage interest: −$6,666
• − Property taxes: −$3,128
• − Insurance: −$595
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$3,462
• Taxable income: $1,495
• Est. tax owed @ 24.0%: −$359
• After-tax cash flow: $2,862/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: New Boston ISD
• NCES district ID: 4832340
• Math proficiency: 34% ▲ 2.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $42,689
• Composite: 30.06/100
• National rank: #6351
• State rank: #518 of 826 in TX

Livability — New Boston

• Score: 59/100
• State rank: #1178
• US rank: #20597

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Boston, TX
• City population: 11,047
• Population (ZIP): 11,047

Population outlook (Bowie County) Hauer SSP2

• Today (2025): 94,699 people
• By 2030: 94,824 · +0.1%
• By 2040: 94,870 · +0.2%
• By 2050: 93,686 · -1.1%
• By 2075: 90,082 · -4.9%
• By 2100: 76,579 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 15% Hispanic / Latino 11% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 1% Portuguese 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Bowie

• 2024 margin: Solid R (+48.7) · D 25.3% · R 74.0%
• 2008→2024 swing: -10.8pp toward R · 2008: -37.9pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+42.8 2016: R+46.6 2012: R+41.5 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.50%
• Current HPI: 156.8696
• 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

-14.9% since first listed

8 events — show timeline

• 2026-05-27 Listed $119,000 TBOR
• 2026-03-10 Listing Removed — NTREIS
• 2026-02-18 Price Changed $119,900 NTREIS
• 2026-02-02 Price Changed $129,900 NTREIS
• 2026-01-21 Listed $139,900 NTREIS
• 2008-07-08 Sold (Public Records) — Public Records
• 2008-01-03 Sold (Public Records) — Public Records
• 2004-04-28 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $3,128 · +0.4% YoY. Source: county tax records.