304 Fuller St · Diboll, TX 75941

$63,000

4 bd · 1.0 ba · 1,605 sqft · SingleFamily public records · 34 Days on market

Built 1930 0.43 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Looking for an investment opportunity in Diboll? This unique property offers 4 bedrooms, 1 bath, 2 living areas, and not just one but TWO kitchens! Sitting on a spacious . 43-acre lot, this home offers endless potential for investors, rental income, multi-generational living, or someone ready to make it their own. Conveniently located in Diboll with plenty of space inside and out. Don't miss the opportunity to see the possibilities this property has to offer!

Key facts

• Two kitchens
• Spacious lot
• 0.43 acre lot

Tags

• TWO KITCHENS
• SPACIOUS LOT
• INVESTMENT OPPORTUNITY
• MULTI-GENERATIONAL LIVING

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single-family residential property
• Construction: Wood siding construction
• Exterior features: Composition roof

Interior

• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit cooling; No central heating
• Interior features: Tile and vinyl flooring

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $567 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $61k (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; 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 $436 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1930 — 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 $61,110 (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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.19% ✓
• Cap rate: 17.09%
• Cash-on-cash: 38.56%
• DSCR: 2.72
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 34.8%
• Equity multiple: 2.47×
• Total profit: $25,964
• Equity at exit: $9,394

10-year hold

• IRR: 41.6%
• Equity multiple: 4.93×
• Total profit: $69,395
• Equity at exit: $5,447

Cash invested: $17,640 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,380 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$167 /mo · $2,004/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $567

Break-even live

Break-even rent $663

Max offer price $63,000

Occupancy floor 54%

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $63,000 Active 34 DOM
2. 2026-06-18
   days on market $63,000 Active 33 DOM
3. 2026-06-17
   days on market $63,000 Active 32 DOM
4. 2026-06-16
   days on market $63,000 Active 31 DOM
5. 2026-06-15
   days on market $63,000 Active 30 DOM
6. 2026-06-14
   days on market $63,000 Active 28 DOM
7. 2026-06-13
   days on market $63,000 Active 27 DOM
8. 2026-06-10
   days on market $63,000 Active 25 DOM
9. 2026-06-09
   days on market $63,000 Active 24 DOM
10. 2026-06-08
    days on market $63,000 Active 23 DOM
11. 2026-06-07
    days on market $63,000 Active 22 DOM
12. 2026-06-05
    days on market $63,000 Active 19 DOM
13. 2026-06-02
    days on market $63,000 Active 17 DOM
14. 2026-06-01
    days on market $63,000 Active 16 DOM
15. 2026-05-31
    days on market $63,000 Active 15 DOM
16. 2026-05-30
    days on market $63,000 Active 14 DOM
17. 2026-05-16
    listed $63,000 Active
18. 2002-04-04
    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: $2,004 · $167/mo
• Projected year-2 tax: $2,004 · $167/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 ≥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: $16,563
• − Mortgage interest: −$3,529
• − Property taxes: −$2,004
• − Insurance: −$315
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$1,833
• Taxable income: $6,232
• Est. tax owed @ 24.0%: −$1,496
• After-tax cash flow: $5,305/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

2 events — show timeline

• 2026-05-16 Listed $63,000 Deep East Texas MLS
• 2002-04-04 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,004 · +4.2% YoY. Source: county tax records.