804 Lynn St · Diboll, TX 75941

$69,900

3 bd · 1.0 ba · 1,093 sqft · SingleFamily public records · 34 Days on market

Built 1955 8,712 sqft lot $64/sqft · 48% below area Est $134k · 48% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special in Diboll! This 3 Bedroom, 2 Bath home offers great opportunity for someone who is handy! Various repairs are needed and the home is being sold AS-IS. The layout features a spacious kitchen, dining area, and living room, along with a primary bedroom that includes a walk-in closet and a shower/tub combo. The laundry area is conveniently located in the hall bathroom. The exterior features hardiplank type siding, a wood privacy fence, and a large backyard. Whether you're looking for your next flip or rental property, this one is full of potential!

Key facts

• Shower tub combo
• Laundry area
• Walk-in closet

Tags

• SPACIOUS KITCHEN
• DINING AREA
• LIVING ROOM
• WALK-IN CLOSET
• SHOWER TUB COMBO
• LAUNDRY AREA

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Composition roof; Slab foundation
• Exterior features: Fenced yard

Interior

• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#708 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Diboll ISD (town): math 45% / reading 37% proficiency, ranked #394 of 826 in TX (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 53 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 120 units permitted in Angelina County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($68k) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1955 — 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 F-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: 1.71% ✓
• Cap rate: 13.36%
• Cash-on-cash: 25.26%
• DSCR: 2.12
• GRM: 4.9

CMA / ARV

• ARV (median comp): $133,676
• List price: $69,900
• Delta: -47.71%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 Oakhollow Pl	0.48mi	3/1.5	1,067 (-2%)	5mo	$79,900	$75	68

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: 18.8%
• Equity multiple: 1.76×
• Total profit: $14,957
• Equity at exit: $10,422

10-year hold

• IRR: 27.2%
• Equity multiple: 3.40×
• Total profit: $47,002
• Equity at exit: $6,044

Cash invested: $19,572 (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 75941

• Home prices YoY: -22.6%
• Active inventory: 53
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$136 /mo · $1,637/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $412

Break-even live

Break-even rent $674

Max offer price $69,900

Occupancy floor 61%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1003 Lynn St Diboll, TX	3.0	2.0	1018	$1,195	$1.17	44d	1	0.15mi

Listing history 6 events

1. 2026-06-02
   status $69,900 Pending 34 DOM
2. 2026-06-01
   days on market $69,900 Active 34 DOM
3. 2026-05-31
   days on market $69,900 Active 33 DOM
4. 2026-05-30
   days on market $69,900 Active 32 DOM
5. 2026-04-28
   listed $69,900 Active 568-char remark
6. 2002-03-07
   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: $1,637 · $136/mo
• Projected year-2 tax: $1,637 · $136/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 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: $14,340
• − Mortgage interest: −$3,915
• − Property taxes: −$1,637
• − Insurance: −$350
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$2,033
• Taxable income: $4,110
• Est. tax owed @ 24.0%: −$986
• After-tax cash flow: $3,957/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: Diboll ISD
• NCES district ID: 4817040
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $42,667
• Composite: 34.67/100
• National rank: #5142
• State rank: #394 of 826 in TX

Livability — Diboll

• Score: 65/100
• State rank: #708
• US rank: #13209

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Diboll, TX
• Population (ZIP): 8,712

Population outlook (Angelina County) Hauer SSP2

• Today (2025): 90,174 people
• By 2030: 90,697 · +0.6%
• By 2040: 91,291 · +1.2%
• By 2050: 91,168 · +1.1%
• By 2075: 88,961 · -1.3%
• By 2100: 80,590 · -10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 41% Hispanic / Latino 40% Two or more races 27% Black 16%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 1% Serbian 1% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 66% English-only · Spanish 33% Vietnamese 1%

Political lean MEDSL · Angelina

• 2024 margin: Solid R (+52.0) · D 23.7% · R 75.7%
• 2008→2024 swing: -17.0pp toward R · 2008: -35.0pp · 2024: -52.0pp
• All cycles: 2024: R+52.0 2020: R+46.1 2016: R+47.3 2012: R+43.9 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.36%
• Current HPI: 200.1079
• 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

3 events — show timeline

• 2026-06-01 Pending — Deep East Texas MLS
• 2026-04-28 Listed $69,900 Deep East Texas MLS
• 2002-03-07 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,637 · +12.1% YoY. Source: county tax records.