8152 Fm 141 · Dime Box, TX 77853

$90,000

2 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 140 Days on market

Built 1955 0.77 ac lot $77/sqft · 60% below area ↓ 8% 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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +6.3/10.0
• Appreciation +5.4/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming cottage-style home, offered As Is, Where Is. The home was leveled 2025, subflooring replaced 2023. Featuring 2 bedrooms and 1 bath, this residence showcases classic vernacular architecture, a welcoming front porch, and enduring original character. The home is ready for a comprehensive renovation, presenting a wonderful opportunity for investors or buyers eager to thoughtfully update and personalize a property. Set on a quiet lot with small-town appeal, this home offers strong potential for transformation and is attractively priced to reflect the work ahead. Schedule your viewing today and explore the possibilities!

Key facts

• Small town appeal
• Quiet lot
• Cottage style home

Tags

• COTTAGE STYLE HOME
• WELCOMING FRONT PORCH
• COMPREHENSIVE RENOVATION
• QUIET LOT
• SMALL TOWN APPEAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/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: 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 ($622 loan paydown + $726 appreciation (0.8% local appreciation)).
• At projected returns (0.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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 1955 — 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: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 7.4

CMA / ARV

• ARV (median comp): $226,997
• List price: $90,000
• Delta: -60.35%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.1%
• Equity multiple: 1.41×
• Total profit: $10,295
• Equity at exit: $29,822

10-year hold

• IRR: 12.4%
• Equity multiple: 2.47×
• Total profit: $37,112
• Equity at exit: $38,942

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 77853

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

Monthly cashflow live

• Estimated rent: $1,018 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$147 /mo · $1,759/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $148

Break-even live

Break-even rent $830

Max offer price $90,000

Occupancy floor 80%

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 21 events

1. 2026-06-18
   days on market $90,000 Active 140 DOM
2. 2026-06-17
   days on market $90,000 Active 139 DOM
3. 2026-06-16
   days on market $90,000 Active 138 DOM
4. 2026-06-15
   days on market $90,000 Active 137 DOM
5. 2026-06-13
   days on market $90,000 Active 135 DOM
6. 2026-06-12
   pricedays on market $90,000 Active 134 DOM
7. 2026-06-09
   days on market $110,000 Active 131 DOM
8. 2026-06-08
   days on market $110,000 Active 130 DOM
9. 2026-06-08
   days on market $110,000 Active 129 DOM
10. 2026-06-05
    days on market $110,000 Active 127 DOM
11. 2026-06-03
    days on market $110,000 Active 125 DOM
12. 2026-06-02
    days on market $110,000 Active 124 DOM
13. 2026-06-01
    days on market $110,000 Active 123 DOM
14. 2026-05-31
    days on market $110,000 Active 122 DOM
15. 2026-03-13
    price $110,000 647-char remark

    Show marketing remark (647 chars)

    Welcome to this charming cottage-style home, offered As Is, Where Is. The home was leveled 2025, subflooring replaced 2023. Featuring 2 bedrooms and 1 bath, this residence showcases classic vernacular architecture, a welcoming front porch, and enduring original character. The home is ready for a comprehensive renovation, presenting a wonderful opportunity for investors or buyers eager to thoughtfully update and personalize a property. Set on a quiet lot with small-town appeal, this home offers strong potential for transformation and is attractively priced to reflect the work ahead. Schedule your viewing today and explore the possibilities!

16. 2026-02-26
    price $115,000 647-char remark

    Show marketing remark (647 chars)

    Welcome to this charming cottage-style home, offered As Is, Where Is. The home was leveled 2025, subflooring replaced 2023. Featuring 2 bedrooms and 1 bath, this residence showcases classic vernacular architecture, a welcoming front porch, and enduring original character. The home is ready for a comprehensive renovation, presenting a wonderful opportunity for investors or buyers eager to thoughtfully update and personalize a property. Set on a quiet lot with small-town appeal, this home offers strong potential for transformation and is attractively priced to reflect the work ahead. Schedule your viewing today and explore the possibilities!

17. 2026-02-03
    soldstatus
18. 2026-01-29
    listed $120,000 Active 647-char remark

    Show marketing remark (647 chars)

    Welcome to this charming cottage-style home, offered As Is, Where Is. The home was leveled 2025, subflooring replaced 2023. Featuring 2 bedrooms and 1 bath, this residence showcases classic vernacular architecture, a welcoming front porch, and enduring original character. The home is ready for a comprehensive renovation, presenting a wonderful opportunity for investors or buyers eager to thoughtfully update and personalize a property. Set on a quiet lot with small-town appeal, this home offers strong potential for transformation and is attractively priced to reflect the work ahead. Schedule your viewing today and explore the possibilities!

19. 2024-03-04
    soldstatus
20. 2024-03-04
    soldstatus
21. 2014-05-28
    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: $1,759 · $147/mo
• Projected year-2 tax: $1,759 · $147/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 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: $12,214
• − Mortgage interest: −$5,041
• − Property taxes: −$1,759
• − Insurance: −$450
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$2,618
• Taxable income: $390
• Est. tax owed @ 24.0%: −$94
• After-tax cash flow: $1,682/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

• 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

-8.3% since first listed

7 events — show timeline

• 2026-03-13 Price Changed $110,000 HARMLS
• 2026-02-26 Price Changed $115,000 HARMLS
• 2026-02-03 Sold (Public Records) — Public Records
• 2026-01-29 Listed $120,000 HARMLS
• 2024-03-04 Sold (Public Records) — Public Records
• 2024-03-04 Sold (Public Records) — Public Records
• 2014-05-28 Sold (Public Records) — Public Records

Property tax history

+11.7%/yr

Latest (2025): $1,759 · +86.7% YoY. Source: county tax records.