1027 Private Road 4041 · Dime Box, TX 77853

$170,000

3 bd · 2.0 ba · 1,664 sqft · Manufactured public records · 22 Days on market

Built 2001 0.91 ac lot

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Why this score? — see what drove the D- 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 +10.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• DSCR +3.1/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks

Charming 3-bedroom, 2-bath home situated on a spacious 0.91-acre lot with plenty of room to enjoy country living and outdoor activities. This well-maintained home features inviting front and back porches, perfect for relaxing, entertaining, or enjoying peaceful mornings and evenings outdoors. The inside has a fireplace for those cold winter nights and is very spacious with room to enjoy the family. The property also includes a large carport with space for up to 3 vehicles, providing convenient covered parking and additional storage options. With nearly an acre of land, there’s ample room for gardening, pets, recreation, or future improvements. Enjoy the comfort of quiet living while s

Key facts

• Spacious lot
• Large carport
• Conveniently located

Tags

• SPACIOUS LOT
• FRONT AND BACK PORCHES
• LARGE CARPORT
• AMPLE ROOM FOR GARDENING
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Detached carport; Carport for 3 vehicles
• Utilities: Septic tank
• Home design: Residential property; Built in 2001
• Construction: Composition roof; Construction materials: Unknown
• Exterior features: Fenced yard (back yard, partial); Porch; Private yard; Cleared lot

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Primary bedroom on the first floor; Two additional bedrooms on the first floor
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Ceiling fan(s); Kitchen and dining combined; Wood-burning fireplace
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $-83 ($-994/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (27.4% below list).
• Recommended offer: $123k (27.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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 $3k of equity ($1k loan paydown + $1k appreciation (0.8% local appreciation)).

Negotiation context

• It's been on market 22 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,426 (27.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.73% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.09%
• DSCR: 0.91
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.6%
• Equity multiple: 0.92×
• Total profit: $-3,752
• Equity at exit: $56,330

10-year hold

• IRR: 3.5%
• Equity multiple: 1.41×
• Total profit: $19,691
• Equity at exit: $73,557

Cash invested: $47,600 (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 77853

• Home prices YoY: 0.8%
• Active inventory: 21
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,234 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$96 /mo · $1,147/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-83

Break-even live

Break-even rent $1,339

Max offer price $155,370

Occupancy floor —

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $170,000 Active 22 DOM
2. 2026-06-17
   days on market $170,000 Active 21 DOM
3. 2026-06-16
   days on market $170,000 Active 20 DOM
4. 2026-06-15
   days on market $170,000 Active 19 DOM
5. 2026-06-13
   days on market $170,000 Active 17 DOM
6. 2026-06-12
   days on market $170,000 Active 16 DOM
7. 2026-06-09
   days on market $170,000 Active 13 DOM
8. 2026-06-08
   days on market $170,000 Active 12 DOM
9. 2026-06-08
   days on market $170,000 Active 11 DOM
10. 2026-06-05
    days on market $170,000 Active 9 DOM
11. 2026-06-03
    days on market $170,000 Active 7 DOM
12. 2026-06-02
    days on market $170,000 Active 6 DOM
13. 2026-06-01
    days on market $170,000 Active 5 DOM
14. 2026-05-31
    days on market $170,000 Active 4 DOM
15. 2026-05-22
    historical $170,000
16. 2026-05-21
    historical
17. 2026-05-21
    status Active
18. 2026-05-21
    historical
19. 2026-05-20
    listed $170,000 Active
20. 2023-12-01
    soldstatus
21. 2011-10-26
    soldstatus
22. 2011-01-14
    soldstatus
23. 2011-01-14
    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: $1,147 · $96/mo
• Projected year-2 tax: $3,111 · $259/mo
• Expected delta: +$1,964/yr (+$164/mo · 171.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 23 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: $14,811
• − Mortgage interest: −$9,523
• − Property taxes: −$1,147
• − Insurance: −$850
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$4,945
• Taxable loss: −$4,023
• Est. tax savings @ 24.0%: +$966
• After-tax cash flow: $-28/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: 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

• 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

+0.0% since first listed

9 events — show timeline

• 2026-05-22 Coming Soon $170,000 HARMLS
• 2026-05-21 Listing Removed — HARMLS
• 2026-05-21 Relisted — HARMLS
• 2026-05-21 Listing Removed — HARMLS
• 2026-05-20 Listed $170,000 HARMLS
• 2023-12-01 Sold (Public Records) — Public Records
• 2011-10-26 Sold (Public Records) — Public Records
• 2011-01-14 Sold (Public Records) — Public Records
• 2011-01-14 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,147 · +12.9% YoY. Source: county tax records.