100 County Road 120c · Riesel, TX 76682

$90,000

4 bd · 1.0 ba · 1,380 sqft · SingleFamily public records · 179 Days on market

Built 1950 0.66 ac lot $65/sqft · 73% below area ↓ 25% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Escape to the country. This four-bedroom, one-bath home sits on a spacious one-acre lot and offers plenty of potential! Enjoy the peace and quiet of Southern living, while still being just a short drive from town and only minutes to Highway 6. The property features a detached garage — perfect for storage, hobbies, or a small business setup. The fenced yard provides room for pets, gardening, or outdoor gatherings under the shade of mature trees. With a little love, this home could truly shine! Whether you’re looking for your next investment, a starter home, or a peaceful retreat, this property has endless possibilities.

Key facts

• One acre lot
• Fenced yard
• Detached garage

Tags

• ONE ACRE LOT
• DETACHED GARAGE
• FENCED YARD
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#324 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Marlin ISD (town): math 21% / reading 22% proficiency, ranked #779 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 52 active listings in the ZIP; 4 units permitted in Falls County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($622 loan paydown + $3k appreciation (3.8% local appreciation)).
• Falls County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
7. 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.
8. 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.
9. 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: 1.60% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.89%
• DSCR: 1.88
• GRM: 5.2

CMA / ARV

• ARV (median comp): $329,999
• List price: $90,000
• Delta: -72.73%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

3.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 2.65×
• Total profit: $41,588
• Equity at exit: $44,791

10-year hold

• IRR: 27.8%
• Equity multiple: 5.21×
• Total profit: $106,042
• Equity at exit: $72,597

Cash invested: $25,200 (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 76682

• Home prices YoY: 1.9%
• Active inventory: 52
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,436 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$207 /mo · $2,487/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $418

Break-even live

Break-even rent $907

Max offer price $90,000

Occupancy floor 66%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-03
   status $90,000 Pending 179 DOM
2. 2026-06-02
   days on market $90,000 Active 179 DOM
3. 2026-06-01
   days on market $90,000 Active 178 DOM
4. 2026-05-31
   days on market $90,000 Active 177 DOM
5. 2026-05-30
   days on market $90,000 Active 176 DOM
6. 2026-04-23
   status Active 641-char remark

   Show marketing remark (641 chars)

   Escape to the country. This four-bedroom, one-bath home sits on a spacious one-acre lot and offers plenty of potential! Enjoy the peace and quiet of Southern living, while still being just a short drive from town and only minutes to Highway 6. The property features a detached garage — perfect for storage, hobbies, or a small business setup. The fenced yard provides room for pets, gardening, or outdoor gatherings under the shade of mature trees. With a little love, this home could truly shine! Whether you’re looking for your next investment, a starter home, or a peaceful retreat, this property has endless possibilities.

7. 2026-03-16
   status Pending 641-char remark

   Show marketing remark (641 chars)

   Escape to the country. This four-bedroom, one-bath home sits on a spacious one-acre lot and offers plenty of potential! Enjoy the peace and quiet of Southern living, while still being just a short drive from town and only minutes to Highway 6. The property features a detached garage — perfect for storage, hobbies, or a small business setup. The fenced yard provides room for pets, gardening, or outdoor gatherings under the shade of mature trees. With a little love, this home could truly shine! Whether you’re looking for your next investment, a starter home, or a peaceful retreat, this property has endless possibilities.

8. 2026-03-02
   price $90,000 641-char remark

   Show marketing remark (641 chars)

   Escape to the country. This four-bedroom, one-bath home sits on a spacious one-acre lot and offers plenty of potential! Enjoy the peace and quiet of Southern living, while still being just a short drive from town and only minutes to Highway 6. The property features a detached garage — perfect for storage, hobbies, or a small business setup. The fenced yard provides room for pets, gardening, or outdoor gatherings under the shade of mature trees. With a little love, this home could truly shine! Whether you’re looking for your next investment, a starter home, or a peaceful retreat, this property has endless possibilities.

9. 2025-11-21
   price $99,000 641-char remark

   Show marketing remark (641 chars)

   Escape to the country. This four-bedroom, one-bath home sits on a spacious one-acre lot and offers plenty of potential! Enjoy the peace and quiet of Southern living, while still being just a short drive from town and only minutes to Highway 6. The property features a detached garage — perfect for storage, hobbies, or a small business setup. The fenced yard provides room for pets, gardening, or outdoor gatherings under the shade of mature trees. With a little love, this home could truly shine! Whether you’re looking for your next investment, a starter home, or a peaceful retreat, this property has endless possibilities.

10. 2025-11-21
    status Active 641-char remark

    Show marketing remark (641 chars)

    Escape to the country. This four-bedroom, one-bath home sits on a spacious one-acre lot and offers plenty of potential! Enjoy the peace and quiet of Southern living, while still being just a short drive from town and only minutes to Highway 6. The property features a detached garage — perfect for storage, hobbies, or a small business setup. The fenced yard provides room for pets, gardening, or outdoor gatherings under the shade of mature trees. With a little love, this home could truly shine! Whether you’re looking for your next investment, a starter home, or a peaceful retreat, this property has endless possibilities.

11. 2025-11-14
    status Pending 641-char remark

    Show marketing remark (641 chars)

    Escape to the country. This four-bedroom, one-bath home sits on a spacious one-acre lot and offers plenty of potential! Enjoy the peace and quiet of Southern living, while still being just a short drive from town and only minutes to Highway 6. The property features a detached garage — perfect for storage, hobbies, or a small business setup. The fenced yard provides room for pets, gardening, or outdoor gatherings under the shade of mature trees. With a little love, this home could truly shine! Whether you’re looking for your next investment, a starter home, or a peaceful retreat, this property has endless possibilities.

12. 2025-10-23
    listed $119,500 Active 641-char remark

    Show marketing remark (641 chars)

    Escape to the country. This four-bedroom, one-bath home sits on a spacious one-acre lot and offers plenty of potential! Enjoy the peace and quiet of Southern living, while still being just a short drive from town and only minutes to Highway 6. The property features a detached garage — perfect for storage, hobbies, or a small business setup. The fenced yard provides room for pets, gardening, or outdoor gatherings under the shade of mature trees. With a little love, this home could truly shine! Whether you’re looking for your next investment, a starter home, or a peaceful retreat, this property has endless possibilities.

ⓘ 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: $2,487 · $207/mo
• Projected year-2 tax: $2,487 · $207/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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $17,231
• − Mortgage interest: −$5,041
• − Property taxes: −$2,487
• − Insurance: −$450
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$2,618
• Taxable income: $3,878
• Est. tax owed @ 24.0%: −$931
• After-tax cash flow: $4,082/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: Marlin ISD
• NCES district ID: 4829130
• Math proficiency: 21% ▲ 2.00%
• Reading proficiency: 22% ▲ 6.00%
• Median HH income: $29,255
• Composite: 17.18/100
• National rank: #9106
• State rank: #779 of 826 in TX

Livability — Riesel

• Score: 71/100
• State rank: #324
• US rank: #7151

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,559

Population outlook (Falls County) Hauer SSP2

• Today (2025): 15,782 people
• By 2030: 15,209 · -3.6%
• By 2040: 14,276 · -9.5%
• By 2050: 13,645 · -13.5%
• By 2075: 13,724 · -13.0%
• By 2100: 13,005 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 17% Two or more races 10% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Falls

• 2024 margin: Solid R (+44.7) · D 27.3% · R 72.0%
• 2008→2024 swing: -25.0pp toward R · 2008: -19.7pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+37.1 2016: R+33.6 2012: R+24.4 2008: R+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.84%
• Current HPI: 206.1258
• 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

-24.7% since first listed

7 events — show timeline

• 2026-04-23 Relisted — NTREIS
• 2026-03-16 Pending — NTREIS
• 2026-03-02 Price Changed $90,000 NTREIS
• 2025-11-21 Price Changed $99,000 NTREIS
• 2025-11-21 Relisted — NTREIS
• 2025-11-14 Pending — NTREIS
• 2025-10-23 Listed $119,500 NTREIS

Property tax history

+12.0%/yr

Latest (2025): $2,487 · -1.8% YoY. Source: county tax records.