901 Lindberg St

Skellytown, TX 79080

$154,900D

4 bd · 1.0 ba · 3,183 sqft · Built 1925 · SingleFamily · Active · 39 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,416/mo
• Mortgage (P&I): −$812
• Tax + insurance: −$310
• HOA: −$0
• Vac / Maint / Mgmt: −$297
• Net cashflow: $-4/mo
• Annual: $-49/yr
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 1.00
• 1% rule: 0.91%
• Cash to close: $43,372

Investor read

• This is a 4-bed/1.0-bath single-family listed at $155k.
• At list price, monthly cash flow is $-4 ($-49/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (8.6% below list).
• It's been on market 39 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $142k (8.6% below list) — sets the bar for 1% rule.
• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Location reads 60/100 on livability (#1,074 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B; Watch: employment C-, crime F, amenities F.
• White Deer ISD (rural): math 45% / reading 48% proficiency, ranked #439 of 1,141 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: White Deer El (math 32% / reading 42%, grade F, #1,769 of 4,322 statewide, top 44%, 183 students, 55% FRL); White Deer H S (math 52% / reading 57%, grade C-, #379 of 1,632 statewide, top 26%, 151 students, 51% FRL).
• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 4 active listings in the ZIP; 39 units permitted in Carson County in 2024 (0 in 5+ unit buildings).
• Carson County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
• It's been on market 39 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
• Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
• 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.
• 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.