211 SW Front St · New Boston, TX 75570

$79,900

2 bd · 1.0 ba · 1,208 sqft · SingleFamily public records · 54 Days on market

0.36 ac lot $66/sqft · 6% below area Est $85k · 6% under

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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 +13.0/30.0
• ARV discount +10.2/15.0
• 1% rule +4.7/10.0
• DSCR +3.9/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Vintage Cottage with that country feel. Close in to downtown, this 2 bdrm, 1 bath home features large living area with built-ins, separate dining area, remodeled kitchen and bath, Laundry room is large enough for your freezer. Fenced backyard with large deck for entertaining, outside cooking area. All on a corner lot and across from the walking trail. Call me for an appointment

Key facts

• Large corner lot
• Fenced yard
• Storage building

Tags

• SPACIOUS FAMILY ROOM
• NICE SIZED KITCHEN
• LARGE CORNER LOT
• FENCED YARD
• STORAGE BUILDING
• ROOM FOR ENTERTAINING OUTDOORS

Property features AI

Exterior

• Parking: Detached carport; 2 covered parking spaces; 2 carport spaces; 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Frame construction
• Construction: Frame construction; Pillar/post/pier foundation; Composition roof; Built with one level
• Exterior features: Porch; Chain link fencing; Outbuilding; Corner lot; City street frontage

Interior

• Kitchen: Dishwasher; Electric range
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central electric cooling
• Interior features: Blinds; Porch

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $-4 ($-50/yr) — negative.
• To cash-flow at today's rent, offer at most $79k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $78k (3.0% below list).
• Recommended offer: $78k (3.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#1,178 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, amenities F, commute F.
• New Boston ISD (town): math 34% / reading 37% proficiency, ranked #518 of 826 in TX (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crestview El (math 30% / reading 29%, grade F, #2,525 of 4,322 statewide, top 62%, 584 students, 82% FRL); New Boston Middle (math 43% / reading 43%, grade D-, #540 of 1,662 statewide, top 33%, 249 students, 81% FRL); New Boston H S (math 17% / reading 42%, grade F, #1,112 of 1,632 statewide, top 70%, 321 students, 64% FRL) — zoned schools average 76% FRL vs 54% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 90 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,500 (3.0% 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. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
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: 0.97% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 8.6

CMA / ARV

• ARV (median comp): $84,999
• List price: $79,900
• Delta: -6.00%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 N Merrill	0.24mi	2/2.0	1,232 (+2%)	4mo	$62,000	$50	78
318 N Frost St	0.45mi	3/1.0 (+1)	1,237 (+2%)	4mo	$51,000	$41	67
316 N Frost St	0.43mi	3/1.0 (+1)	1,164 (-4%)	11mo	$120,000	$103	60
108 E Mcgee Rd	0.70mi	2/1.5	1,104 (-9%)	3mo	$84,999	$77	49
104 Smith	0.62mi	2/1.5	1,080 (-11%)	11mo	$135,000	$125	42
101 Washington Cor	0.68mi	3/1.5 (+1)	1,320 (+9%)	16mo	$185,000	$140	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -16.6%
• Equity multiple: 0.41×
• Total profit: $-13,160
• Equity at exit: $11,913

10-year hold

• IRR: -8.2%
• Equity multiple: 0.48×
• Total profit: $-11,591
• Equity at exit: $6,908

Cash invested: $22,372 (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 75570

• Home prices YoY: -20.1%
• Active inventory: 90
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $775 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$164 /mo · $1,969/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $-4

Break-even live

Break-even rent $780

Max offer price $79,169

Occupancy floor 96%

Sensitivity live

Price	-10% $41	-5% $18	+0% $-4	+5% $-27	+10% $-49
Rent	-10% $-65	-5% $-35	+0% $-4	+5% $26	+10% $57
Rate	-1.0pp $36	-0.5pp $16	base $-4	+0.5pp $-25	+1.0pp $-46

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 SE Front St Unit 106 New Boston, TX	2.0	1.0	700	$775	$1.11	45d	1	0.39mi

Listing history 29 events

1. 2026-06-21
   days on market $79,900 Active 54 DOM
2. 2026-06-21
   days on market $79,900 Active 53 DOM
3. 2026-06-18
   days on market $79,900 Active 51 DOM
4. 2026-06-17
   days on market $79,900 Active 50 DOM
5. 2026-06-16
   days on market $79,900 Active 49 DOM
6. 2026-06-15
   days on market $79,900 Active 48 DOM
7. 2026-06-15
   days on market $79,900 Active 47 DOM
8. 2026-06-13
   days on market $79,900 Active 46 DOM
9. 2026-06-12
   days on market $79,900 Active 45 DOM
10. 2026-06-10
    days on market $79,900 Active 42 DOM
11. 2026-06-08
    days on market $79,900 Active 41 DOM
12. 2026-06-08
    days on market $79,900 Active 40 DOM
13. 2026-06-07
    days on market $79,900 Active 39 DOM
14. 2026-06-03
    pricedays on market $79,900 Active 36 DOM
15. 2026-06-02
    days on market $89,900 Active 35 DOM
16. 2026-06-01
    days on market $89,900 Active 34 DOM
17. 2026-05-31
    days on market $89,900 Active 33 DOM
18. 2026-04-28
    listed $89,900 Active 564-char remark
19. 2024-03-30
    historical $950
20. 2024-03-23
    listed $950
21. 2024-03-22
    historical $950
22. 2024-02-13
    listed $950
23. 2024-02-13
    historical $950
24. 2024-02-04
    listed $950
25. 2023-06-29
    soldstatus
26. 2020-09-28
    soldstatus
27. 2020-09-25
    soldstatus 380-char remark

    Show marketing remark (380 chars)

    Vintage Cottage with that country feel. Close in to downtown, this 2 bdrm, 1 bath home features large living area with built-ins, separate dining area, remodeled kitchen and bath, Laundry room is large enough for your freezer. Fenced backyard with large deck for entertaining, outside cooking area. All on a corner lot and across from the walking trail. Call me for an appointment

28. 2020-07-28
    listed $78,500 380-char remark

    Show marketing remark (380 chars)

    Vintage Cottage with that country feel. Close in to downtown, this 2 bdrm, 1 bath home features large living area with built-ins, separate dining area, remodeled kitchen and bath, Laundry room is large enough for your freezer. Fenced backyard with large deck for entertaining, outside cooking area. All on a corner lot and across from the walking trail. Call me for an appointment

29. 2002-03-21
    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: $1,969 · $164/mo
• Projected year-2 tax: $1,969 · $164/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $9,300
• − Mortgage interest: −$4,476
• − Property taxes: −$1,969
• − Insurance: −$400
• − Repairs & maintenance: −$744
• − Management: −$744
• − Depreciation: −$2,324
• Taxable loss: −$1,357
• Est. tax savings @ 24.0%: +$326
• After-tax cash flow: $276/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: New Boston ISD
• NCES district ID: 4832340
• Math proficiency: 34% ▲ 2.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $42,689
• Composite: 30.06/100
• National rank: #6351
• State rank: #518 of 826 in TX

Livability — New Boston

• Score: 59/100
• State rank: #1178
• US rank: #20597

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Boston, TX
• City population: 11,047
• Population (ZIP): 11,047

Population outlook (Bowie County) Hauer SSP2

• Today (2025): 94,699 people
• By 2030: 94,824 · +0.1%
• By 2040: 94,870 · +0.2%
• By 2050: 93,686 · -1.1%
• By 2075: 90,082 · -4.9%
• By 2100: 76,579 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 15% Hispanic / Latino 11% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 1% Portuguese 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Bowie

• 2024 margin: Solid R (+48.7) · D 25.3% · R 74.0%
• 2008→2024 swing: -10.8pp toward R · 2008: -37.9pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+42.8 2016: R+46.6 2012: R+41.5 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.50%
• Current HPI: 156.8696
• 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

+1.8% since first listed

13 events — show timeline

• 2026-06-02 Price Changed $79,900 TBOR
• 2026-04-28 Listed $89,900 TBOR
• 2024-03-30 Rental Removed $950 BUILDIUM
• 2024-03-23 Listed for Rent $950 BUILDIUM
• 2024-03-22 Rental Removed $950 BUILDIUM
• 2024-02-13 Listed for Rent $950 BUILDIUM
• 2024-02-13 Rental Removed $950 BUILDIUM
• 2024-02-04 Listed for Rent $950 BUILDIUM
• 2023-06-29 Sold (Public Records) — Public Records
• 2020-09-28 Sold (Public Records) — Public Records
• 2020-09-25 Sold (MLS) — TBOR
• 2020-07-28 Listed $78,500 TBOR
• 2002-03-21 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,969 · -1.6% YoY. Source: county tax records.