2488 Fm 735 · Ben Bolt, TX 78332

$120,000

3 bd · 1.0 ba · 1,860 sqft · SingleFamily public records · 389 Days on market

Built 1900 Fair condition 0.50 ac lot ↓ 50% 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 +27.5/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming country retreat where tranquility reigns. Situated on a spacious lot, this classic ranch-style home offers a functional layout perfect for families or anyone looking for a peaceful escape. Inside you will find 2 living areas with a double-sided fireplace, large kitchen complete with all appliances including refrigerator and an ample pantry, 3 well sized bedrooms boasting recently installed plush carpet, primary bathroom recently updated and separate laundry room that will include both washer and dryer! Outside there is an excellent opportunity to create a casita in the 9 x 12.6 building that is already plumbed. There is an additional 8 x 12 storage building too. As an added convenience, the home is included on the school bus route for the Ben Bolt-Polito Blanco Indenpendent School District. Whether you are starting a new chapter, downsizing, or seeking a weekend getaway, this property may be just your style. Schedule your showing today - endless possibilities are awaiting!

Key facts

• Casita opportunity
• Ample pantry
• Spacious lot

Tags

• SPACIOUS LOT
• DOUBLE-SIDED FIREPLACE
• AMPLE PANTRY
• RECENTLY UPDATED BATHROOM
• SEPARATE LAUNDRY ROOM
• CASITA OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% 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.
• Ben Bolt-Palito Blanco ISD (rural): math 22% / reading 36% proficiency, ranked #639 of 826 in TX (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 220 active listings in the ZIP; 6 units permitted in Jim Wells County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jim Wells County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 389 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 389 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.22% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.71%
• DSCR: 1.57
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $3,218
• Equity at exit: $17,892

10-year hold

• IRR: 12.1%
• Equity multiple: 1.95×
• Total profit: $31,997
• Equity at exit: $10,375

Cash invested: $33,600 (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 78332

• Active inventory: 220
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,464 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$122 /mo · $1,459/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $356

Break-even live

Break-even rent $1,014

Max offer price $120,000

Occupancy floor 71%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $120,000 Active 389 DOM
2. 2026-06-17
   days on market $120,000 Active 388 DOM
3. 2026-06-16
   days on market $120,000 Active 387 DOM
4. 2026-06-15
   days on market $120,000 Active 386 DOM
5. 2026-06-13
   days on market $120,000 Active 384 DOM
6. 2026-06-12
   days on market $120,000 Active 383 DOM
7. 2026-06-09
   days on market $120,000 Active 380 DOM
8. 2026-06-08
   days on market $120,000 Active 379 DOM
9. 2026-06-08
   days on market $120,000 Active 378 DOM
10. 2026-06-05
    days on market $120,000 Active 376 DOM
11. 2026-06-03
    days on market $120,000 Active 374 DOM
12. 2026-06-02
    days on market $120,000 Active 373 DOM
13. 2026-06-01
    days on market $120,000 Active 372 DOM
14. 2026-05-31
    days on market $120,000 Active 371 DOM
15. 2026-02-09
    price $120,000 1012-char remark

    Show marketing remark (1012 chars)

    Welcome to this charming country retreat where tranquility reigns. Situated on a spacious lot, this classic ranch-style home offers a functional layout perfect for families or anyone looking for a peaceful escape. Inside you will find 2 living areas with a double-sided fireplace, large kitchen complete with all appliances including refrigerator and an ample pantry, 3 well sized bedrooms boasting recently installed plush carpet, primary bathroom recently updated and separate laundry room that will include both washer and dryer! Outside there is an excellent opportunity to create a casita in the 9 x 12.6 building that is already plumbed. There is an additional 8 x 12 storage building too. As an added convenience, the home is included on the school bus route for the Ben Bolt-Polito Blanco Indenpendent School District. Whether you are starting a new chapter, downsizing, or seeking a weekend getaway, this property may be just your style. Schedule your showing today - endless possibilities are awaiting!

16. 2025-07-10
    price $140,000 1012-char remark

    Show marketing remark (1012 chars)

    Welcome to this charming country retreat where tranquility reigns. Situated on a spacious lot, this classic ranch-style home offers a functional layout perfect for families or anyone looking for a peaceful escape. Inside you will find 2 living areas with a double-sided fireplace, large kitchen complete with all appliances including refrigerator and an ample pantry, 3 well sized bedrooms boasting recently installed plush carpet, primary bathroom recently updated and separate laundry room that will include both washer and dryer! Outside there is an excellent opportunity to create a casita in the 9 x 12.6 building that is already plumbed. There is an additional 8 x 12 storage building too. As an added convenience, the home is included on the school bus route for the Ben Bolt-Polito Blanco Indenpendent School District. Whether you are starting a new chapter, downsizing, or seeking a weekend getaway, this property may be just your style. Schedule your showing today - endless possibilities are awaiting!

17. 2025-07-09
    price $160,000 1012-char remark

    Show marketing remark (1012 chars)

    Welcome to this charming country retreat where tranquility reigns. Situated on a spacious lot, this classic ranch-style home offers a functional layout perfect for families or anyone looking for a peaceful escape. Inside you will find 2 living areas with a double-sided fireplace, large kitchen complete with all appliances including refrigerator and an ample pantry, 3 well sized bedrooms boasting recently installed plush carpet, primary bathroom recently updated and separate laundry room that will include both washer and dryer! Outside there is an excellent opportunity to create a casita in the 9 x 12.6 building that is already plumbed. There is an additional 8 x 12 storage building too. As an added convenience, the home is included on the school bus route for the Ben Bolt-Polito Blanco Indenpendent School District. Whether you are starting a new chapter, downsizing, or seeking a weekend getaway, this property may be just your style. Schedule your showing today - endless possibilities are awaiting!

18. 2025-06-24
    price $170,000 1012-char remark

    Show marketing remark (1012 chars)

    Welcome to this charming country retreat where tranquility reigns. Situated on a spacious lot, this classic ranch-style home offers a functional layout perfect for families or anyone looking for a peaceful escape. Inside you will find 2 living areas with a double-sided fireplace, large kitchen complete with all appliances including refrigerator and an ample pantry, 3 well sized bedrooms boasting recently installed plush carpet, primary bathroom recently updated and separate laundry room that will include both washer and dryer! Outside there is an excellent opportunity to create a casita in the 9 x 12.6 building that is already plumbed. There is an additional 8 x 12 storage building too. As an added convenience, the home is included on the school bus route for the Ben Bolt-Polito Blanco Indenpendent School District. Whether you are starting a new chapter, downsizing, or seeking a weekend getaway, this property may be just your style. Schedule your showing today - endless possibilities are awaiting!

19. 2025-06-06
    price $180,000 1012-char remark

    Show marketing remark (1012 chars)

    Welcome to this charming country retreat where tranquility reigns. Situated on a spacious lot, this classic ranch-style home offers a functional layout perfect for families or anyone looking for a peaceful escape. Inside you will find 2 living areas with a double-sided fireplace, large kitchen complete with all appliances including refrigerator and an ample pantry, 3 well sized bedrooms boasting recently installed plush carpet, primary bathroom recently updated and separate laundry room that will include both washer and dryer! Outside there is an excellent opportunity to create a casita in the 9 x 12.6 building that is already plumbed. There is an additional 8 x 12 storage building too. As an added convenience, the home is included on the school bus route for the Ben Bolt-Polito Blanco Indenpendent School District. Whether you are starting a new chapter, downsizing, or seeking a weekend getaway, this property may be just your style. Schedule your showing today - endless possibilities are awaiting!

20. 2025-05-24
    listed $240,000 Active 1012-char remark

    Show marketing remark (1012 chars)

    Welcome to this charming country retreat where tranquility reigns. Situated on a spacious lot, this classic ranch-style home offers a functional layout perfect for families or anyone looking for a peaceful escape. Inside you will find 2 living areas with a double-sided fireplace, large kitchen complete with all appliances including refrigerator and an ample pantry, 3 well sized bedrooms boasting recently installed plush carpet, primary bathroom recently updated and separate laundry room that will include both washer and dryer! Outside there is an excellent opportunity to create a casita in the 9 x 12.6 building that is already plumbed. There is an additional 8 x 12 storage building too. As an added convenience, the home is included on the school bus route for the Ben Bolt-Polito Blanco Indenpendent School District. Whether you are starting a new chapter, downsizing, or seeking a weekend getaway, this property may be just your style. Schedule your showing today - endless possibilities are awaiting!

ⓘ 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: $1,459 · $122/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$737/yr (+$61/mo · 50.5%)

ⓘ 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 9/10 Extreme 7 d/yr ≥112°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $17,570
• − Mortgage interest: −$6,722
• − Property taxes: −$1,459
• − Insurance: −$600
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$3,491
• Taxable income: $2,486
• Est. tax owed @ 24.0%: −$597
• After-tax cash flow: $3,672/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

Fair 45/100 Moderate rehab

This charming ranch-style home requires moderate renovations to update the kitchen and bathrooms, which will significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate kitchen appliances — dated and worn
• Moderate kitchen flooring — dated and worn
• Moderate bathroom fixtures — dated and worn
• Moderate bathroom tile — dated and worn

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen will appeal to both buyers and renters
• Both update bathroom fixtures and tile — modernizing the bathroom will appeal to both buyers and renters
• Both paint interior walls — fresh paint will improve the home's curb appeal and interior aesthetics
• Both replace carpet in living areas — new carpet will improve the home's curb appeal and interior aesthetics
• Both repair/replace kitchen cabinets and appliances — modernizing the kitchen will appeal to both buyers and renters
• Both repair/replace bathroom fixtures and tile — modernizing the bathroom will appeal to both buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
kitchen appliances · dated and worn	Moderate	$3,000–15,000
kitchen flooring · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and worn	Moderate	$3,000–15,000
bathroom tile · dated and worn	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$15,000–75,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen will appeal to both buyers and renters ↑
• Both update bathroom fixtures and tile — modernizing the bathroom will appeal to both buyers and renters ↑
• Both paint interior walls — fresh paint will improve the home's curb appeal and interior aesthetics ↑
• Both replace carpet in living areas — new carpet will improve the home's curb appeal and interior aesthetics ↑
• Both repair/replace kitchen cabinets and appliances — modernizing the kitchen will appeal to both buyers and renters ↑
• Both repair/replace bathroom fixtures and tile — modernizing the bathroom will appeal to both buyers and renters ↑

ⓘ 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: Ben Bolt-Palito Blanco ISD
• NCES district ID: 4809870
• Math proficiency: 22% ▼ -25.00%
• Reading proficiency: 36% ▼ -2.00%
• Median HH income: $48,867
• Composite: 25.21/100
• National rank: #7509
• State rank: #639 of 826 in TX

Livability — Ben Bolt

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

Census & demographics

• City population: 338
• Population (ZIP): 27,281

Population outlook (Jim Wells County) Hauer SSP2

• Today (2025): 43,325 people
• By 2030: 44,156 · +1.9%
• By 2040: 45,790 · +5.7%
• By 2050: 47,455 · +9.5%
• By 2075: 51,800 · +19.6%
• By 2100: 52,006 · +20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (84%)
• Race & ethnicity: Hispanic / Latino 84% White 14% Two or more races 14%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 4% · Canada
• Languages at home: 50% English-only · Spanish 49%

Political lean MEDSL · Jim Wells

• 2024 margin: R (+15.5) · D 42.0% · R 57.5%
• 2008→2024 swing: -31.6pp toward R · 2008: 16.1pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+9.8 2016: D+10.3 2012: D+17.0 2008: D+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -123.86%
• Current HPI: 77.6253
• 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

-50.0% since first listed

6 events — show timeline

• 2026-02-09 Price Changed $120,000 CBMLS
• 2025-07-10 Price Changed $140,000 CBMLS
• 2025-07-09 Price Changed $160,000 CBMLS
• 2025-06-24 Price Changed $170,000 CBMLS
• 2025-06-06 Price Changed $180,000 CBMLS
• 2025-05-24 Listed $240,000 CBMLS

Property tax history

+15.2%/yr

Latest (2025): $1,459 · +15.2% YoY. Source: county tax records.