276 County Road 4335 · Omaha, TX 75571

$125,000

4 bd · 2.0 ba · 1,136 sqft · SingleFamily · 1 Days on market

Built 1981 1.00 ac lot

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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 +17.1/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Schools +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Completely remodeled home in the Chapel Hill ISD with 4 bedroom, 2 bathrooms sitting on one acre. Enjoy the country living in a home that is like new. Home has new roof, siding, windows, floors, cabinets, plumbing, granite countertops and tile showers. Don't miss the opportunity to own a home that is move in ready.

Key facts

• 1 acre lot
• Built 1981

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single-family detached residence; One story
• Exterior features: Front porch; Composition roof; 1 acre lot

Interior

• Kitchen: Electric oven
• Bathrooms: 2 full bathrooms
• Heating & cooling: No central heating; Ceiling fans; Window air conditioning units
• Interior features: Electric oven; Ceiling fan(s); Window unit(s)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $86 ($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 $120k (3.8% below list).
• Recommended offer: $120k (3.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#1,145 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B+; Watch: amenities F, commute F, employment F.
• Chapel Hill ISD (rural): math 52% / reading 50% proficiency, ranked #149 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Chapel Hill El (math 57% / reading 57%, grade C+, #505 of 4,322 statewide, top 13%, 483 students, 54% FRL); Chapel Hill J H (math 43% / reading 45%, grade D, #512 of 1,662 statewide, top 32%, 236 students, 47% FRL); Chapel Hill H S (math 67% / reading 57%, grade B-, #237 of 1,632 statewide, top 16%, 342 students, 43% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 59 active listings in the ZIP; 47 units permitted in Titus County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,252 (3.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.58×
• Total profit: $20,218
• Equity at exit: $55,839

10-year hold

• IRR: 12.5%
• Equity multiple: 2.85×
• Total profit: $64,758
• Equity at exit: $85,770

Cash invested: $35,000 (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 75571

• Home prices YoY: 1.8%
• Active inventory: 59
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $86

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 88%

Sensitivity live

Price	-10% $173	-5% $129	+0% $86	+5% $43	+10% $0
Rent	-10% $-9	-5% $39	+0% $86	+5% $134	+10% $181
Rate	-1.0pp $149	-0.5pp $118	base $86	+0.5pp $54	+1.0pp $21

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 442-char remark
2. 2026-06-18
   listed $125,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥111°F today · 20 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: $14,430
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$3,636
• Taxable loss: −$1,017
• Est. tax savings @ 24.0%: +$244
• After-tax cash flow: $1,278/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: Chapel Hill ISD
• NCES district ID: 4813680
• Math proficiency: 52% ▼ -6.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $55,405
• Composite: 44.15/100
• National rank: #2862
• State rank: #149 of 826 in TX

Livability — Omaha

• Score: 59/100
• State rank: #1145
• US rank: #20155

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,345

Population outlook (Titus County) Hauer SSP2

• Today (2025): 33,205 people
• By 2030: 33,187 · -0.1%
• By 2040: 32,931 · -0.8%
• By 2050: 32,231 · -2.9%
• By 2075: 29,507 · -11.1%
• By 2100: 25,369 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 23% Hispanic / Latino 10% Two or more races 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 7%

Political lean MEDSL · Titus

• 2024 margin: Solid R (+54.7) · D 22.3% · R 77.0%
• 2008→2024 swing: -23.5pp toward R · 2008: -31.2pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+44.7 2016: R+42.1 2012: R+39.0 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.95%
• Current HPI: 165.0851
• 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

+31.6% since first listed

3 events — show timeline

• 2026-06-18 Listed $125,000 GTAR
• 2018-07-03 Sold (MLS) — GTAR
• 2018-06-03 Listed $95,000 GTAR