230 Napp St · De Kalb, TX 75559

$117,000

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 86 Days on market

1,045 sqft lot $75/sqft · 133% above area ↓ 30% 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 +20.2/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• DSCR +6.4/10.0
• 1% rule +6.1/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MOTIVATED SELLER!!! Welcome to your new home in the heart of DeKalb, TX! This beautifully remodeled 3-bedroom, 2-bath gem offers a perfect blend of modern sophistication and cozy charm. Step inside to discover an inviting open concept layout that seamlessly connects the living room, dining area, and stunning kitchen—ideal for entertaining family and friends or enjoying quiet evenings at home. The kitchen boasts sleek countertops, updated appliances, and ample cabinet space, making meal prep a pleasure. Each bedroom is generously sized with plenty of natural light. Both bathrooms have been tastefully upgraded with stylish finishes. Step outside into your private oasis! The fully fenced yard provides security and solitude for pets or children to play freely while you relax on the patio. Located conveniently near local amenities yet tucked away in a peaceful neighborhood, this affordable haven is truly a rare find in DeKalb. Don’t miss out on the opportunity to make this house your forever home!

Key facts

• Updated appliances
• Private oasis
• Fully fenced yard

Tags

• OPEN CONCEPT LAYOUT
• UPDATED APPLIANCES
• FULLY FENCED YARD
• PRIVATE OASIS
• PEACEFUL NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $117k).
• Recommended offer: $110k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#721 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Dekalb ISD (rural): math 44% / reading 38% proficiency, ranked #403 of 826 in TX (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 105 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($809 loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago 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

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,980 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 7.5

CMA / ARV

• ARV (median comp): $50,152
• List price: $117,000
• Delta: 133.29%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
326 Church st St	0.20mi	2/1.0 (-1)	1,600 (+3%)	24mo	$97,000	$61	58
219 S Centre St	0.44mi	4/1.5 (+1)	1,708 (+10%)	5mo	$36,500	$21	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.73×
• Total profit: $23,835
• Equity at exit: $52,845

10-year hold

• IRR: 14.7%
• Equity multiple: 3.18×
• Total profit: $71,428
• Equity at exit: $81,625

Cash invested: $32,760 (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 75559

• Home prices YoY: 1.9%
• Active inventory: 105
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$614
• Tax from tax record: −$216 /mo · $2,595/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $148

Break-even live

Break-even rent $1,112

Max offer price $117,000

Occupancy floor 84%

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
338 E Peters St De Kalb, TX	3.0	2.0	1312	$1,300	$0.99	44d	1	0.71mi

Listing history 47 events

1. 2026-06-18
   days on market $117,000 Active 86 DOM
2. 2026-06-17
   days on market $117,000 Active 85 DOM
3. 2026-06-16
   days on market $117,000 Active 84 DOM
4. 2026-06-15
   days on market $117,000 Active 83 DOM
5. 2026-06-13
   days on market $117,000 Active 81 DOM
6. 2026-06-12
   pricedays on market $117,000 Active 80 DOM
7. 2026-06-09
   days on market $119,000 Active 77 DOM
8. 2026-06-08
   days on market $119,000 Active 76 DOM
9. 2026-06-08
   days on market $119,000 Active 75 DOM
10. 2026-06-05
    days on market $119,000 Active 73 DOM
11. 2026-06-03
    days on market $119,000 Active 71 DOM
12. 2026-06-02
    days on market $119,000 Active 70 DOM
13. 2026-06-01
    days on market $119,000 Active 69 DOM
14. 2026-05-31
    days on market $119,000 Active 68 DOM
15. 2026-03-25
    price $119,000 1019-char remark

    Show marketing remark (1019 chars)

    MOTIVATED SELLER!!! Welcome to your new home in the heart of DeKalb, TX! This beautifully remodeled 3-bedroom, 2-bath gem offers a perfect blend of modern sophistication and cozy charm. Step inside to discover an inviting open concept layout that seamlessly connects the living room, dining area, and stunning kitchen—ideal for entertaining family and friends or enjoying quiet evenings at home. The kitchen boasts sleek countertops, updated appliances, and ample cabinet space, making meal prep a pleasure. Each bedroom is generously sized with plenty of natural light. Both bathrooms have been tastefully upgraded with stylish finishes. Step outside into your private oasis! The fully fenced yard provides security and solitude for pets or children to play freely while you relax on the patio. Located conveniently near local amenities yet tucked away in a peaceful neighborhood, this affordable haven is truly a rare find in DeKalb. Don’t miss out on the opportunity to make this house your forever home!

16. 2026-03-24
    listed $119,000 Active 1019-char remark

    Show marketing remark (1019 chars)

    MOTIVATED SELLER!!! Welcome to your new home in the heart of DeKalb, TX! This beautifully remodeled 3-bedroom, 2-bath gem offers a perfect blend of modern sophistication and cozy charm. Step inside to discover an inviting open concept layout that seamlessly connects the living room, dining area, and stunning kitchen—ideal for entertaining family and friends or enjoying quiet evenings at home. The kitchen boasts sleek countertops, updated appliances, and ample cabinet space, making meal prep a pleasure. Each bedroom is generously sized with plenty of natural light. Both bathrooms have been tastefully upgraded with stylish finishes. Step outside into your private oasis! The fully fenced yard provides security and solitude for pets or children to play freely while you relax on the patio. Located conveniently near local amenities yet tucked away in a peaceful neighborhood, this affordable haven is truly a rare find in DeKalb. Don’t miss out on the opportunity to make this house your forever home!

17. 2026-03-24
    listed $219,000 Active 1019-char remark

    Show marketing remark (1019 chars)

    MOTIVATED SELLER!!! Welcome to your new home in the heart of DeKalb, TX! This beautifully remodeled 3-bedroom, 2-bath gem offers a perfect blend of modern sophistication and cozy charm. Step inside to discover an inviting open concept layout that seamlessly connects the living room, dining area, and stunning kitchen—ideal for entertaining family and friends or enjoying quiet evenings at home. The kitchen boasts sleek countertops, updated appliances, and ample cabinet space, making meal prep a pleasure. Each bedroom is generously sized with plenty of natural light. Both bathrooms have been tastefully upgraded with stylish finishes. Step outside into your private oasis! The fully fenced yard provides security and solitude for pets or children to play freely while you relax on the patio. Located conveniently near local amenities yet tucked away in a peaceful neighborhood, this affordable haven is truly a rare find in DeKalb. Don’t miss out on the opportunity to make this house your forever home!

18. 2026-03-23
    historical
19. 2026-02-10
    price $124,000
20. 2026-02-10
    price $124,000
21. 2026-01-12
    price $129,000
22. 2026-01-11
    price $129,000
23. 2025-12-02
    price $134,000
24. 2025-12-02
    price $134,000
25. 2025-11-15
    listed $144,000 Active
26. 2023-07-25
    soldstatus
27. 2023-05-10
    soldstatus
28. 2022-09-09
    soldstatus
29. 2022-08-31
    soldstatus
30. 2022-08-31
    soldstatus Closed
31. 2022-08-08
    status Pending
32. 2022-08-05
    listed $147,500
33. 2022-06-28
    price $147,500
34. 2022-06-22
    price $150,000
35. 2022-06-07
    listed $159,000 Active
36. 2022-03-24
    soldstatus
37. 2022-03-24
    soldstatus Closed
38. 2022-03-15
    status Pending
39. 2022-03-09
    price $149,900
40. 2022-03-09
    status Active
41. 2022-03-02
    status Pending
42. 2022-02-11
    status Pending
43. 2022-02-09
    historical Active Option Contract
44. 2022-02-07
    listed $149,900
45. 2022-01-11
    listed $169,900 Active
46. 2019-03-20
    soldstatus
47. 1989-07-13
    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: $2,595 · $216/mo
• Projected year-2 tax: $2,595 · $216/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $15,600
• − Mortgage interest: −$6,554
• − Property taxes: −$2,595
• − Insurance: −$585
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,404
• Taxable loss: −$33
• Est. tax savings @ 24.0%: +$8
• After-tax cash flow: $1,790/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: Dekalb ISD
• NCES district ID: 4816570
• Math proficiency: 44% ▲ 6.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $40,661
• Composite: 34.46/100
• National rank: #5193
• State rank: #403 of 826 in TX

Livability — De Kalb

• Score: 65/100
• State rank: #721
• US rank: #13453

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: De Kalb, TX
• Population (ZIP): 5,276

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 (73%)
• Race & ethnicity: White 73% Black 12% Hispanic / Latino 10% Two or more races 6% Native American 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Serbian 1% Italian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Tagalog/Filipino 1% German/W. Germanic 1%

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: ▲ 3.04%
• Current HPI: 161.9331
• 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

-30.0% since first listed

33 events — show timeline

• 2026-03-25 Price Changed $119,000 LAAR
• 2026-03-24 Listed $119,000 GTAR
• 2026-03-24 Listed $219,000 LAAR
• 2026-03-23 Listing Removed — NTREIS
• 2026-02-10 Price Changed $124,000 NTREIS
• 2026-02-10 Price Changed $124,000 GTAR
• 2026-01-12 Price Changed $129,000 NTREIS
• 2026-01-11 Price Changed $129,000 GTAR
• 2025-12-02 Price Changed $134,000 NTREIS
• 2025-12-02 Price Changed $134,000 GTAR
• 2025-11-15 Listed $144,000 NTREIS
• 2023-07-25 Sold (Public Records) — Public Records
• 2023-05-10 Sold (Public Records) — Public Records
• 2022-09-09 Sold (Public Records) — Public Records
• 2022-08-31 Sold (MLS) — NTREIS
• 2022-08-31 Sold (MLS) — GTAR
• 2022-08-08 Pending — NTREIS
• 2022-08-05 Listed $147,500 GTAR
• 2022-06-28 Price Changed $147,500 NTREIS
• 2022-06-22 Price Changed $150,000 NTREIS
• 2022-06-07 Listed $159,000 NTREIS
• 2022-03-24 Sold (MLS) — NTREIS
• 2022-03-24 Sold (MLS) — GTAR
• 2022-03-15 Pending — NTREIS
• 2022-03-09 Price Changed $149,900 NTREIS
• 2022-03-09 Relisted — NTREIS
• 2022-03-02 Pending — NTREIS
• 2022-02-11 Pending — NTREIS
• 2022-02-09 Contingent — NTREIS
• 2022-02-07 Listed $149,900 GTAR
• 2022-01-11 Listed $169,900 NTREIS
• 2019-03-20 Sold (Public Records) — Public Records
• 1989-07-13 Sold (Public Records) — Public Records

Property tax history

+23.7%/yr

Latest (2025): $2,595 · -8.0% YoY. Source: county tax records.