205 N State Highway 101 · Chico, TX 76431

$165,000

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 34 Days on market

Built 1930 9,148 sqft lot Est $178k · 7% under ↓ 11% since listing

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Why this score? — see what drove the D+ 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 +16.2/30.0
• ARV discount +10.9/15.0
• DSCR +5.0/10.0
• 1% rule +4.1/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Sweet, charming, and full of potential! This beautifully updated 2-bedroom, 1-bath property offers the rare flexibility of possible residential or commercial use in a great Enterprise location. Remodeled in 2021, updates include flooring, windows, roof, kitchen countertops with a granite-look finish, and a new stove. The spacious backyard features a new fence and offers a lovely outdoor area for relaxing, entertaining, or business use. A wonderful opportunity to live, work, or invest in one versatile property. Owner will consider owner financing with $20,000 down. Buyer to verify use and zoning if considering commercial use.

Key facts

• Versatile property
• Remodeled in 2021
• New fence

Tags

• REMODELED IN 2021
• NEW FENCE
• OUTDOOR AREA FOR RELAXING
• OUTDOOR AREA FOR ENTERTAINING
• VERSATILE PROPERTY

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Additional parking (no covered or carport spaces listed)
• Utilities: City water; City sewer; Cable available
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1930; Vinyl siding and wood construction
• Exterior features: Wood fencing; Less than 0.5-acre lot (approximately 0.21 acre)

Interior

• Kitchen: Electric oven
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Cable TV available; High-speed internet available; Three total rooms (living area plus dining area)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (9.4% below list).
• Recommended offer: $149k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 2.7% in Chico — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#508 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, employment D+, amenities F.
• Chico ISD (rural): math 38% / reading 41% proficiency, ranked #424 of 826 in TX (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chico El (math 37% / reading 42%, grade F, #1,545 of 4,322 statewide, top 38%, 263 students, 57% FRL); Chico Middle (math 42% / reading 37%, grade F, #660 of 1,662 statewide, top 41%, 131 students, 59% FRL); Chico H S (math 34% / reading 54%, grade F, #652 of 1,632 statewide, top 43%, 155 students, 53% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 136 active listings in the ZIP; 460 units permitted in Wise County in 2024 (243 in 5+ unit buildings).

Forward outlook

• 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.
• Wise County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 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: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,431 (9.4% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.28%
• DSCR: 1.10
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $178,304
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 N Mount St	0.14mi	2/1.0	784 (-12%)	12mo	$99,500	$127	63
204 Walnut St	0.30mi	2/1.0	826 (-8%)	18mo	$195,000	$236	58
307 W Decatur St	0.45mi	2/1.0	780 (-13%)	20mo	$155,000	$199	40

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-21,163
• Equity at exit: $24,602

10-year hold

• IRR: -3.7%
• Equity multiple: 0.76×
• Total profit: $-11,268
• Equity at exit: $14,266

Cash invested: $46,200 (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 76431

• Home prices YoY: -13.1%
• Active inventory: 136
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,494 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$159 /mo · $1,906/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $88

Break-even live

Break-even rent $1,383

Max offer price $165,000

Occupancy floor 89%

Sensitivity live

Price	-10% $181	-5% $134	+0% $88	+5% $41	+10% $-6
Rent	-10% $-30	-5% $29	+0% $88	+5% $147	+10% $206
Rate	-1.0pp $171	-0.5pp $130	base $88	+0.5pp $45	+1.0pp $1

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $165,000 Active 34 DOM
2. 2026-06-18
   days on market $165,000 Active 31 DOM
3. 2026-06-17
   days on market $165,000 Active 30 DOM
4. 2026-06-16
   days on market $165,000 Active 29 DOM
5. 2026-06-15
   days on market $165,000 Active 28 DOM
6. 2026-06-13
   days on market $165,000 Active 26 DOM
7. 2026-06-13
   days on market $165,000 Active 25 DOM
8. 2026-06-09
   days on market $165,000 Active 22 DOM
9. 2026-06-08
   days on market $165,000 Active 21 DOM
10. 2026-06-07
    days on market $165,000 Active 20 DOM
11. 2026-06-04
    days on market $165,000 Active 17 DOM
12. 2026-06-03
    days on market $165,000 Active 16 DOM
13. 2026-06-02
    days on market $165,000 Active 15 DOM
14. 2026-06-01
    days on market $165,000 Active 14 DOM
15. 2026-05-31
    days on market $165,000 Active 13 DOM
16. 2026-05-18
    listed $165,000 Active
17. 2025-03-21
    historical
18. 2025-03-11
    status Active
19. 2025-03-04
    historical Active Option Contract
20. 2025-02-04
    price $175,000
21. 2025-01-08
    listed $185,000 Active
22. 2019-11-06
    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: $1,906 · $159/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$1,113/yr (+$93/mo · 58.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,932
• − Mortgage interest: −$9,243
• − Property taxes: −$1,906
• − Insurance: −$825
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$4,800
• Taxable loss: −$1,711
• Est. tax savings @ 24.0%: +$411
• After-tax cash flow: $1,462/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: Chico ISD
• NCES district ID: 4813800
• Math proficiency: 38% ▼ -19.00%
• Reading proficiency: 41% ▼ -9.00%
• Median HH income: $48,546
• Composite: 33.94/100
• National rank: #5335
• State rank: #424 of 826 in TX

Livability — Chico

• Score: 68/100
• State rank: #508
• US rank: #10078

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chico, TX
• Population (ZIP): 4,480

Population outlook (Wise County) Hauer SSP2

• Today (2025): 71,620 people
• By 2030: 75,858 · +5.9%
• By 2040: 83,908 · +17.2%
• By 2050: 90,717 · +26.7%
• By 2075: 107,583 · +50.2%
• By 2100: 114,996 · +60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 15% Asian 2% Two or more races 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 4% Italian 1% Lithuanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 87% English-only · Spanish 10% Other Indo-European 2%

Political lean MEDSL · Wise

• 2024 margin: Solid R (+70.0) · D 14.7% · R 84.7%
• 2008→2024 swing: -14.3pp toward R · 2008: -55.7pp · 2024: -70.0pp
• All cycles: 2024: R+70.0 2020: R+68.2 2016: R+69.9 2012: R+67.5 2008: R+55.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.62%
• Current HPI: 222.5575
• 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

-10.8% since first listed

7 events — show timeline

• 2026-05-18 Listed $165,000 NTREIS
• 2025-03-21 Listing Removed — NTREIS
• 2025-03-11 Relisted — NTREIS
• 2025-03-04 Contingent — NTREIS
• 2025-02-04 Price Changed $175,000 NTREIS
• 2025-01-08 Listed $185,000 NTREIS
• 2019-11-06 Sold (Public Records) — Public Records

Property tax history

+9.5%/yr

Latest (2025): $1,906 · -3.3% YoY. Source: county tax records.