911 Kemp St · Boling, TX 77420

$165,000

4 bd · 2.0 ba · 1,562 sqft · SingleFamily public records · 42 Days on market

Built 1940 5,170 sqft lot $106/sqft · at area comps Est $167k · at est.

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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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +8.0/15.0
• Appreciation +6.7/10.0
• 1% rule +6.4/10.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your serene country oasis. Beautiful 3 bedroom, 2 bath 1600 sqft. updated home minutes from Sugar Land. Spacious open floor plan perfect for entertaining. Upgrades include sparkling granite, tile, laminate wood floors, 2 inch blinds and more… The chef in you will love the large beautiful kitchen which features custom cabinets, stainless appliances including a 4 burner gas range with griddle. Dining area and 2 living areas. Unrestricted. Large backyard with storage shed for garden tools. Highly rated Boling ISD. This one is a must see!

Key facts

• Black appliances
• Covered front porch
• Large lot

Tags

• UPDATED FLOORING
• AMPLE CABINET SPACE
• BLACK APPLIANCES
• COVERED FRONT PORCH
• LARGE LOT
• WOOD PRIVACY FENCE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1940
• Construction: Wood siding exterior; Block foundation; Composition roof
• Exterior features: Cleared lot

Interior

• Bedrooms: Three bedrooms total; Primary bedroom on the first floor (approx. 16 x 14); Two additional first-floor bedrooms (each approx. 11 x 11)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

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 ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,236 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Boling ISD (rural): math 39% / reading 42% proficiency, ranked #411 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Boling H S (math 17% / reading 52%, grade F, #963 of 1,632 statewide, top 61%, 314 students, 55% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 28 active listings in the ZIP; 191 units permitted in Wharton County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.4% local appreciation)).
• At projected returns (3.4% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.14% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.25%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (median comp): $166,815
• List price: $165,000
• Delta: -1.09%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Projected returns pro-forma

3.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 2.00×
• Total profit: $46,286
• Equity at exit: $78,147

10-year hold

• IRR: 18.3%
• Equity multiple: 3.78×
• Total profit: $128,525
• Equity at exit: $123,603

Cash invested: $46,200 (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 77420

• Home prices YoY: 3.6%
• Active inventory: 28
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,875 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$191 /mo · $2,295/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $356

Break-even live

Break-even rent $1,424

Max offer price $165,000

Occupancy floor 76%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-19
   days on market $165,000 Active 42 DOM
2. 2026-06-18
   days on market $165,000 Active 41 DOM
3. 2026-06-17
   days on market $165,000 Active 40 DOM
4. 2026-06-16
   days on market $165,000 Active 39 DOM
5. 2026-06-15
   days on market $165,000 Active 38 DOM
6. 2026-06-14
   days on market $165,000 Active 36 DOM
7. 2026-06-12
   days on market $165,000 Active 35 DOM
8. 2026-06-09
   days on market $165,000 Active 32 DOM
9. 2026-06-08
   days on market $165,000 Active 31 DOM
10. 2026-06-07
    days on market $165,000 Active 30 DOM
11. 2026-06-05
    days on market $165,000 Active 28 DOM
12. 2026-06-03
    days on market $165,000 Active 26 DOM
13. 2026-06-02
    days on market $165,000 Active 25 DOM
14. 2026-06-01
    days on market $165,000 Active 24 DOM
15. 2026-05-31
    days on market $165,000 Active 23 DOM
16. 2026-05-30
    days on market $165,000 Active 22 DOM
17. 2026-05-08
    price $165,000 726-char remark
18. 2026-05-08
    listed $160,000 Active 726-char remark
19. 2025-03-29
    status Pending 558-char remark

    Show marketing remark (558 chars)

    Welcome to your serene country oasis. Beautiful 3 bedroom, 2 bath 1600 sqft. updated home minutes from Sugar Land. Spacious open floor plan perfect for entertaining. Upgrades include sparkling granite, tile, laminate wood floors, 2 inch blinds and more… The chef in you will love the large beautiful kitchen which features custom cabinets, stainless appliances including a 4 burner gas range with griddle. Dining area and 2 living areas. Unrestricted. Large backyard with storage shed for garden tools. Highly rated Boling ISD. This one is a must see!

20. 2025-03-28
    soldstatus Sold 558-char remark

    Show marketing remark (558 chars)

    Welcome to your serene country oasis. Beautiful 3 bedroom, 2 bath 1600 sqft. updated home minutes from Sugar Land. Spacious open floor plan perfect for entertaining. Upgrades include sparkling granite, tile, laminate wood floors, 2 inch blinds and more… The chef in you will love the large beautiful kitchen which features custom cabinets, stainless appliances including a 4 burner gas range with griddle. Dining area and 2 living areas. Unrestricted. Large backyard with storage shed for garden tools. Highly rated Boling ISD. This one is a must see!

21. 2025-03-28
    soldstatus

    Show marketing remark (558 chars)

    Welcome to your serene country oasis. Beautiful 3 bedroom, 2 bath 1600 sqft. updated home minutes from Sugar Land. Spacious open floor plan perfect for entertaining. Upgrades include sparkling granite, tile, laminate wood floors, 2 inch blinds and more… The chef in you will love the large beautiful kitchen which features custom cabinets, stainless appliances including a 4 burner gas range with griddle. Dining area and 2 living areas. Unrestricted. Large backyard with storage shed for garden tools. Highly rated Boling ISD. This one is a must see!

22. 2025-03-05
    status Pending, Continue to Show 558-char remark

    Show marketing remark (558 chars)

    Welcome to your serene country oasis. Beautiful 3 bedroom, 2 bath 1600 sqft. updated home minutes from Sugar Land. Spacious open floor plan perfect for entertaining. Upgrades include sparkling granite, tile, laminate wood floors, 2 inch blinds and more… The chef in you will love the large beautiful kitchen which features custom cabinets, stainless appliances including a 4 burner gas range with griddle. Dining area and 2 living areas. Unrestricted. Large backyard with storage shed for garden tools. Highly rated Boling ISD. This one is a must see!

23. 2025-03-05
    status Pending 558-char remark

    Show marketing remark (558 chars)

    Welcome to your serene country oasis. Beautiful 3 bedroom, 2 bath 1600 sqft. updated home minutes from Sugar Land. Spacious open floor plan perfect for entertaining. Upgrades include sparkling granite, tile, laminate wood floors, 2 inch blinds and more… The chef in you will love the large beautiful kitchen which features custom cabinets, stainless appliances including a 4 burner gas range with griddle. Dining area and 2 living areas. Unrestricted. Large backyard with storage shed for garden tools. Highly rated Boling ISD. This one is a must see!

24. 2025-02-28
    status Option Pending 558-char remark

    Show marketing remark (558 chars)

    Welcome to your serene country oasis. Beautiful 3 bedroom, 2 bath 1600 sqft. updated home minutes from Sugar Land. Spacious open floor plan perfect for entertaining. Upgrades include sparkling granite, tile, laminate wood floors, 2 inch blinds and more… The chef in you will love the large beautiful kitchen which features custom cabinets, stainless appliances including a 4 burner gas range with griddle. Dining area and 2 living areas. Unrestricted. Large backyard with storage shed for garden tools. Highly rated Boling ISD. This one is a must see!

25. 2025-02-17
    listed $155,000 Active 558-char remark

    Show marketing remark (558 chars)

    Welcome to your serene country oasis. Beautiful 3 bedroom, 2 bath 1600 sqft. updated home minutes from Sugar Land. Spacious open floor plan perfect for entertaining. Upgrades include sparkling granite, tile, laminate wood floors, 2 inch blinds and more… The chef in you will love the large beautiful kitchen which features custom cabinets, stainless appliances including a 4 burner gas range with griddle. Dining area and 2 living areas. Unrestricted. Large backyard with storage shed for garden tools. Highly rated Boling ISD. This one is a must see!

26. 2018-02-15
    soldstatus Sold

    Show marketing remark (627 chars)

    Quaint three bedroom in Boling, Texas, Home of the Boling High School Bulldogs!!! Covered front porch, living room, kitchen, den and three bedrooms, two bathrooms. The kitchen has all new cabinets, new stainless steel range and dishwasher, even a new kitchen sink. The bathrooms have been totally redone, with all new fixtures, flooring and granite. The entire home has all new lighting fixtures. New central air and heat. Large backyard with a shed to keep your tools. This home has been totally redone with new paint, carpet, and appliances. This jewel will not last long, make your appointment today to view your next home.

27. 2018-02-13
    soldstatus
28. 2018-01-28
    status Pending

    Show marketing remark (627 chars)

    Quaint three bedroom in Boling, Texas, Home of the Boling High School Bulldogs!!! Covered front porch, living room, kitchen, den and three bedrooms, two bathrooms. The kitchen has all new cabinets, new stainless steel range and dishwasher, even a new kitchen sink. The bathrooms have been totally redone, with all new fixtures, flooring and granite. The entire home has all new lighting fixtures. New central air and heat. Large backyard with a shed to keep your tools. This home has been totally redone with new paint, carpet, and appliances. This jewel will not last long, make your appointment today to view your next home.

29. 2018-01-19
    status Option Pending

    Show marketing remark (627 chars)

    Quaint three bedroom in Boling, Texas, Home of the Boling High School Bulldogs!!! Covered front porch, living room, kitchen, den and three bedrooms, two bathrooms. The kitchen has all new cabinets, new stainless steel range and dishwasher, even a new kitchen sink. The bathrooms have been totally redone, with all new fixtures, flooring and granite. The entire home has all new lighting fixtures. New central air and heat. Large backyard with a shed to keep your tools. This home has been totally redone with new paint, carpet, and appliances. This jewel will not last long, make your appointment today to view your next home.

30. 2017-11-29
    listed $120,000 Active

    Show marketing remark (627 chars)

    Quaint three bedroom in Boling, Texas, Home of the Boling High School Bulldogs!!! Covered front porch, living room, kitchen, den and three bedrooms, two bathrooms. The kitchen has all new cabinets, new stainless steel range and dishwasher, even a new kitchen sink. The bathrooms have been totally redone, with all new fixtures, flooring and granite. The entire home has all new lighting fixtures. New central air and heat. Large backyard with a shed to keep your tools. This home has been totally redone with new paint, carpet, and appliances. This jewel will not last long, make your appointment today to view your next home.

31. 2017-05-15
    soldstatus Sold
32. 2017-05-09
    status Option Pending
33. 2017-04-18
    price $23,000
34. 2017-04-07
    status Active
35. 2017-04-06
    status Option Pending
36. 2017-03-11
    listed $24,900 Active
37. 2017-02-28
    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: $2,295 · $191/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$725/yr (+$60/mo · 31.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $22,500
• − Mortgage interest: −$9,243
• − Property taxes: −$2,295
• − Insurance: −$825
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$4,800
• Taxable income: $1,737
• Est. tax owed @ 24.0%: −$417
• After-tax cash flow: $3,855/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: Boling ISD
• NCES district ID: 4810780
• Math proficiency: 39% ▼ -4.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $42,007
• Composite: 34.14/100
• National rank: #5282
• State rank: #411 of 826 in TX

Livability — Boling

• Score: 57/100
• State rank: #1236
• US rank: #21639

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boling, TX
• Population (ZIP): 2,461

Population outlook (Wharton County) Hauer SSP2

• Today (2025): 42,448 people
• By 2030: 42,726 · +0.7%
• By 2040: 43,042 · +1.4%
• By 2050: 43,368 · +2.2%
• By 2075: 44,962 · +5.9%
• By 2100: 44,510 · +4.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 50% Hispanic / Latino 32% Black 18% Two or more races 10%
• Hispanic origin (detail): Mexican 27% Salvadoran 2%
• Common ancestry: Italian 3% Romanian 2%
• Foreign-born: 6% · Canada, Dominican Republic
• Languages at home: 83% English-only · Spanish 16% German/W. Germanic 1%

Political lean MEDSL · Wharton

• 2024 margin: Solid R (+51.8) · D 23.8% · R 75.6%
• 2008→2024 swing: -20.7pp toward R · 2008: -31.2pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+43.1 2016: R+40.2 2012: R+39.1 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.42%
• Current HPI: 98.8276
• 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

+562.7% since first listed

21 events — show timeline

• 2026-05-08 Price Changed $165,000 HARMLS
• 2026-05-08 Listed $160,000 HARMLS
• 2025-03-29 Pending — HARMLS
• 2025-03-28 Sold (Public Records) — Public Records
• 2025-03-28 Sold (MLS) — HARMLS
• 2025-03-05 Pending — HARMLS
• 2025-03-05 Pending — HARMLS
• 2025-02-28 Pending — HARMLS
• 2025-02-17 Listed $155,000 HARMLS
• 2018-02-15 Sold (MLS) — HARMLS
• 2018-02-13 Sold (Public Records) — Public Records
• 2018-01-28 Pending — HARMLS
• 2018-01-19 Pending — HARMLS
• 2017-11-29 Listed $120,000 HARMLS
• 2017-05-15 Sold (MLS) — HARMLS
• 2017-05-09 Pending — HARMLS
• 2017-04-18 Price Changed $23,000 HARMLS
• 2017-04-07 Relisted — HARMLS
• 2017-04-06 Pending — HARMLS
• 2017-03-11 Listed $24,900 HARMLS
• 2017-02-28 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,295 · +2.9% YoY. Source: county tax records.