7964 FM 141 · Dime Box, TX 77853

$99,000

2 bd · 1.0 ba · 1,426 sqft · SingleFamily · 107 Days on market

Built 1930 Good condition 0.38 ac lot $69/sqft · 57% below area ↓ 47% 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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Appreciation +5.4/10.0
• Condition / age +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

Experience true small-town Texas charm in this beautifully remodeled farmhouse! Situated on a spacious lot under the canopy of a majestic shade tree, this move-in-ready gem perfectly blends historic character with modern reliability. Major upgrades provide ultimate peace of mind, including a newer roof and HVAC, and-- newer carpet throughout! Step inside to discover authentic shiplap siding and impressive 10-foot ceilings that create an airy, light-filled atmosphere. The classic farmhouse layout offers a unique, quirky charm that new builds simply cannot replicate. Enjoy quiet mornings on the lovely covered front porch or utilize the expansive yard for a future workshop, vibrant garden, or space for pets. Prime location just off Highway 21 offers a peaceful retreat with easy city access: only 35 minutes to Bryan/College Station, 30 minutes to Bastrop/Elgin, and 1 hour to Austin. This is the perfect setting for your next chapter—escape the city hustle without the compromise!

Key facts

• Newer roof
• Spacious lot
• Majestic shade tree

Tags

• REMODELED FARMHOUSE
• SPACIOUS LOT
• MAJESTIC SHADE TREE
• NEWER ROOF
• NEWER HVAC
• NEWER CARPET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Dime Box ISD (rural): math 35% / reading 25% proficiency, ranked #989 of 1,141 in TX (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP; 18 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($684 loan paydown + $799 appreciation (0.8% local appreciation)).
• At projected returns (0.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $45k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.13% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.63%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $232,357
• List price: $99,000
• Delta: -57.39%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

0.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.8%
• Equity multiple: 1.49×
• Total profit: $13,630
• Equity at exit: $32,804

10-year hold

• IRR: 13.9%
• Equity multiple: 2.65×
• Total profit: $45,736
• Equity at exit: $42,836

Cash invested: $27,720 (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 77853

• Home prices YoY: 0.8%
• Active inventory: 21
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,118 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $199

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 77%

Sensitivity live

Price	-10% $268	-5% $234	+0% $199	+5% $165	+10% $131
Rent	-10% $111	-5% $155	+0% $199	+5% $244	+10% $288
Rate	-1.0pp $249	-0.5pp $225	base $199	+0.5pp $174	+1.0pp $148

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $99,000 Active 107 DOM
2. 2026-06-18
   days on market $99,000 Active 105 DOM
3. 2026-06-17
   days on market $99,000 Active 104 DOM
4. 2026-06-16
   days on market $99,000 Active 103 DOM
5. 2026-06-15
   days on market $99,000 Active 102 DOM
6. 2026-06-13
   days on market $99,000 Active 100 DOM
7. 2026-06-12
   days on market $99,000 Active 99 DOM
8. 2026-06-09
   pricedays on market $99,000 Active 96 DOM
9. 2026-06-08
   days on market $119,000 Active 95 DOM
10. 2026-06-08
    days on market $119,000 Active 94 DOM
11. 2026-06-05
    days on market $119,000 Active 92 DOM
12. 2026-06-03
    days on market $119,000 Active 90 DOM
13. 2026-06-02
    days on market $119,000 Active 89 DOM
14. 2026-06-01
    days on market $119,000 Active 88 DOM
15. 2026-05-31
    days on market $119,000 Active 87 DOM
16. 2026-05-14
    price $119,000 994-char remark

    Show marketing remark (994 chars)

    Experience true small-town Texas charm in this beautifully remodeled farmhouse! Situated on a spacious lot under the canopy of a majestic shade tree, this move-in-ready gem perfectly blends historic character with modern reliability. Major upgrades provide ultimate peace of mind, including a newer roof and HVAC, and-- newer carpet throughout! Step inside to discover authentic shiplap siding and impressive 10-foot ceilings that create an airy, light-filled atmosphere. The classic farmhouse layout offers a unique, quirky charm that new builds simply cannot replicate. Enjoy quiet mornings on the lovely covered front porch or utilize the expansive yard for a future workshop, vibrant garden, or space for pets. Prime location just off Highway 21 offers a peaceful retreat with easy city access: only 35 minutes to Bryan/College Station, 30 minutes to Bastrop/Elgin, and 1 hour to Austin. This is the perfect setting for your next chapter—escape the city hustle without the compromise!

17. 2026-04-07
    status Active 994-char remark

    Show marketing remark (994 chars)

    Experience true small-town Texas charm in this beautifully remodeled farmhouse! Situated on a spacious lot under the canopy of a majestic shade tree, this move-in-ready gem perfectly blends historic character with modern reliability. Major upgrades provide ultimate peace of mind, including a newer roof and HVAC, and-- newer carpet throughout! Step inside to discover authentic shiplap siding and impressive 10-foot ceilings that create an airy, light-filled atmosphere. The classic farmhouse layout offers a unique, quirky charm that new builds simply cannot replicate. Enjoy quiet mornings on the lovely covered front porch or utilize the expansive yard for a future workshop, vibrant garden, or space for pets. Prime location just off Highway 21 offers a peaceful retreat with easy city access: only 35 minutes to Bryan/College Station, 30 minutes to Bastrop/Elgin, and 1 hour to Austin. This is the perfect setting for your next chapter—escape the city hustle without the compromise!

18. 2026-03-09
    status Pending 994-char remark

    Show marketing remark (994 chars)

    Experience true small-town Texas charm in this beautifully remodeled farmhouse! Situated on a spacious lot under the canopy of a majestic shade tree, this move-in-ready gem perfectly blends historic character with modern reliability. Major upgrades provide ultimate peace of mind, including a newer roof and HVAC, and-- newer carpet throughout! Step inside to discover authentic shiplap siding and impressive 10-foot ceilings that create an airy, light-filled atmosphere. The classic farmhouse layout offers a unique, quirky charm that new builds simply cannot replicate. Enjoy quiet mornings on the lovely covered front porch or utilize the expansive yard for a future workshop, vibrant garden, or space for pets. Prime location just off Highway 21 offers a peaceful retreat with easy city access: only 35 minutes to Bryan/College Station, 30 minutes to Bastrop/Elgin, and 1 hour to Austin. This is the perfect setting for your next chapter—escape the city hustle without the compromise!

19. 2026-02-04
    listed $144,189 Active 994-char remark

    Show marketing remark (994 chars)

    Experience true small-town Texas charm in this beautifully remodeled farmhouse! Situated on a spacious lot under the canopy of a majestic shade tree, this move-in-ready gem perfectly blends historic character with modern reliability. Major upgrades provide ultimate peace of mind, including a newer roof and HVAC, and-- newer carpet throughout! Step inside to discover authentic shiplap siding and impressive 10-foot ceilings that create an airy, light-filled atmosphere. The classic farmhouse layout offers a unique, quirky charm that new builds simply cannot replicate. Enjoy quiet mornings on the lovely covered front porch or utilize the expansive yard for a future workshop, vibrant garden, or space for pets. Prime location just off Highway 21 offers a peaceful retreat with easy city access: only 35 minutes to Bryan/College Station, 30 minutes to Bastrop/Elgin, and 1 hour to Austin. This is the perfect setting for your next chapter—escape the city hustle without the compromise!

20. 2025-11-21
    price $149,870
21. 2025-10-10
    listed $159,900 Active
22. 2015-05-13
    soldstatus Sold
23. 2015-05-13
    soldstatus Sold
24. 2015-04-27
    status Pending - Taking Backups
25. 2015-04-27
    status Pending - Taking Backups
26. 2015-03-26
    listed $225,000 Active
27. 2015-03-25
    listed $225,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,420
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$2,880
• Taxable income: $867
• Est. tax owed @ 24.0%: −$208
• After-tax cash flow: $2,184/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This beautifully remodeled farmhouse offers a unique blend of historic charm and modern updates, making it a move-in-ready property with excellent potential for both resale and rental value.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Resale Replace carpet — Fresh carpet improves comfort and value
• Both Update lighting fixtures — Modernizes the space and enhances curb appeal
• Both Add outdoor lighting — Enhances safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Resale Replace carpet — Fresh carpet improves comfort and value ↑
• Both Update lighting fixtures — Modernizes the space and enhances curb appeal ↑
• Both Add outdoor lighting — Enhances safety and curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Dime Box ISD
• NCES district ID: 4817130
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $51,078
• Composite: 29.16/100
• National rank: #11874
• State rank: #989 of 1141 in TX

Livability — Dime Box

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Dime Box, TX
• Population (ZIP): 1,052

Population outlook (Lee County) Hauer SSP2

• Today (2025): 17,796 people
• By 2030: 18,082 · +1.6%
• By 2040: 18,377 · +3.3%
• By 2050: 17,950 · +0.9%
• By 2075: 16,005 · -10.1%
• By 2100: 13,413 · -24.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 48% Hispanic / Latino 28% Black 23% Two or more races 11%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Romanian 6% Slovak 3% Serbian 1%
• Foreign-born: 19% · Canada
• Languages at home: 74% English-only · Spanish 24% German/W. Germanic 2% French/Haitian/Cajun 1%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+60.4) · D 19.5% · R 79.9%
• 2008→2024 swing: -24.2pp toward R · 2008: -36.3pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+55.7 2016: R+55.6 2012: R+46.3 2008: R+36.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.81%
• Current HPI: 105.1085
• 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

-47.1% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $119,000 BCSRMLS
• 2026-04-07 Relisted — BCSRMLS
• 2026-03-09 Pending — BCSRMLS
• 2026-02-04 Listed $144,189 BCSRMLS
• 2025-11-21 Price Changed $149,870 BCSRMLS
• 2025-10-10 Listed $159,900 BCSRMLS
• 2015-05-13 Sold (MLS) — Unlock MLS
• 2015-05-13 Sold (MLS) — Unlock MLS
• 2015-04-27 Pending — Unlock MLS
• 2015-04-27 Pending — Unlock MLS
• 2015-03-26 Listed $225,000 Unlock MLS
• 2015-03-25 Listed $225,000 Unlock MLS

Property tax history

-36.8%/yr

Latest (2025): $70 · -36.8% YoY. Source: county tax records.