403.5 Retta St · Carrizo Springs, TX 78834

$129,900

4 bd · 1.0 ba · 2,104 sqft · SingleFamily public records · 985 Days on market

10,200 sqft lot $62/sqft · 44% below area Est $182k · 29% under ↓ 27% 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 +17.8/30.0
• ARV discount +15.0/15.0
• Appreciation +8.3/10.0
• DSCR +5.6/10.0
• 1% rule +5.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

This charming brick 4 bedroom and 2 full bath home has been recently renovated. As you enter the front door you will see new light fixtures throughout and love the sunken living room, which gives this home a cozy, home feeling. The kitchen has new cabinets along with stainless steel appliances. The open floor plan is great for entertaining. As you enter the large primary bedroom, you will notice the beautiful bathroom connected to the bedroom. The bathroom is very stylish with the paint and tile being gray and white. The tile in both showers add style and pazazz. This home is situated on a dead-end road which is great for the amount of traffic you will encounter. The large back yard has so many potentials. Come take a look, you will love the home feeling this property reflects.

Key facts

• 0.23 acre lot
• Garage
• Listed 984 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#1,342 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, schools F, crime F.
• Carrizo Springs CISD (town): math 17% / reading 25% proficiency, ranked #780 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 43 active listings in the ZIP; 4 units permitted in Dimmit County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($898 loan paydown + $9k appreciation (6.6% local appreciation)).
• Dimmit County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 985 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 71% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 985 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 1.05% ✓
• Cap rate: 7.27%
• Cash-on-cash: 3.51%
• DSCR: 1.16
• GRM: 7.9

CMA / ARV

• ARV (median comp): $181,835
• List price: $129,900
• Delta: -28.56%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1410 N 6th St	0.62mi	3/2.0 (-1)	1,800 (-14%)	13mo	$178,000	$99	27

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

Projected returns pro-forma

6.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.34×
• Total profit: $48,915
• Equity at exit: $86,524

10-year hold

• IRR: 18.7%
• Equity multiple: 4.79×
• Total profit: $137,672
• Equity at exit: $161,286

Cash invested: $36,372 (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 78834

• Home prices YoY: 5.5%
• Active inventory: 43
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,369 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$240 /mo · $2,875/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $106

Break-even live

Break-even rent $1,234

Max offer price $129,900

Occupancy floor 87%

Sensitivity live

Price	-10% $180	-5% $143	+0% $106	+5% $70	+10% $33
Rent	-10% $-2	-5% $52	+0% $106	+5% $160	+10% $214
Rate	-1.0pp $172	-0.5pp $139	base $106	+0.5pp $73	+1.0pp $38

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $129,900 Active 985 DOM
2. 2026-06-19
   days on market $129,900 Active 983 DOM
3. 2026-06-18
   days on market $129,900 Active 982 DOM
4. 2026-06-17
   days on market $129,900 Active 981 DOM
5. 2026-06-16
   days on market $129,900 Active 980 DOM
6. 2026-06-15
   days on market $129,900 Active 979 DOM
7. 2026-06-14
   days on market $129,900 Active 977 DOM
8. 2026-06-13
   days on market $129,900 Active 976 DOM
9. 2026-06-10
   days on market $129,900 Active 974 DOM
10. 2026-06-09
    days on market $129,900 Active 973 DOM
11. 2026-06-08
    days on market $129,900 Active 972 DOM
12. 2026-06-07
    days on market $129,900 Active 971 DOM
13. 2026-06-02
    days on market $129,900 Active 966 DOM
14. 2026-06-01
    days on market $129,900 Active 965 DOM
15. 2026-05-31
    days on market $129,900 Active 964 DOM
16. 2026-05-30
    days on market $129,900 Active 963 DOM
17. 2026-02-13
    price $129,900 790-char remark

    Show marketing remark (790 chars)

    This charming brick 4 bedroom and 2 full bath home has been recently renovated. As you enter the front door you will see new light fixtures throughout and love the sunken living room, which gives this home a cozy, home feeling. The kitchen has new cabinets along with stainless steel appliances. The open floor plan is great for entertaining. As you enter the large primary bedroom, you will notice the beautiful bathroom connected to the bedroom. The bathroom is very stylish with the paint and tile being gray and white. The tile in both showers add style and pazazz. This home is situated on a dead-end road which is great for the amount of traffic you will encounter. The large back yard has so many potentials. Come take a look, you will love the home feeling this property reflects.

18. 2025-11-02
    status Back on Market 790-char remark

    Show marketing remark (790 chars)

    This charming brick 4 bedroom and 2 full bath home has been recently renovated. As you enter the front door you will see new light fixtures throughout and love the sunken living room, which gives this home a cozy, home feeling. The kitchen has new cabinets along with stainless steel appliances. The open floor plan is great for entertaining. As you enter the large primary bedroom, you will notice the beautiful bathroom connected to the bedroom. The bathroom is very stylish with the paint and tile being gray and white. The tile in both showers add style and pazazz. This home is situated on a dead-end road which is great for the amount of traffic you will encounter. The large back yard has so many potentials. Come take a look, you will love the home feeling this property reflects.

19. 2025-10-31
    historical 790-char remark

    Show marketing remark (790 chars)

    This charming brick 4 bedroom and 2 full bath home has been recently renovated. As you enter the front door you will see new light fixtures throughout and love the sunken living room, which gives this home a cozy, home feeling. The kitchen has new cabinets along with stainless steel appliances. The open floor plan is great for entertaining. As you enter the large primary bedroom, you will notice the beautiful bathroom connected to the bedroom. The bathroom is very stylish with the paint and tile being gray and white. The tile in both showers add style and pazazz. This home is situated on a dead-end road which is great for the amount of traffic you will encounter. The large back yard has so many potentials. Come take a look, you will love the home feeling this property reflects.

20. 2025-10-25
    historical
21. 2025-03-25
    price $149,000 790-char remark

    Show marketing remark (790 chars)

    This charming brick 4 bedroom and 2 full bath home has been recently renovated. As you enter the front door you will see new light fixtures throughout and love the sunken living room, which gives this home a cozy, home feeling. The kitchen has new cabinets along with stainless steel appliances. The open floor plan is great for entertaining. As you enter the large primary bedroom, you will notice the beautiful bathroom connected to the bedroom. The bathroom is very stylish with the paint and tile being gray and white. The tile in both showers add style and pazazz. This home is situated on a dead-end road which is great for the amount of traffic you will encounter. The large back yard has so many potentials. Come take a look, you will love the home feeling this property reflects.

22. 2024-10-25
    listed $115,000 New
23. 2024-10-08
    price $159,000 790-char remark

    Show marketing remark (790 chars)

    This charming brick 4 bedroom and 2 full bath home has been recently renovated. As you enter the front door you will see new light fixtures throughout and love the sunken living room, which gives this home a cozy, home feeling. The kitchen has new cabinets along with stainless steel appliances. The open floor plan is great for entertaining. As you enter the large primary bedroom, you will notice the beautiful bathroom connected to the bedroom. The bathroom is very stylish with the paint and tile being gray and white. The tile in both showers add style and pazazz. This home is situated on a dead-end road which is great for the amount of traffic you will encounter. The large back yard has so many potentials. Come take a look, you will love the home feeling this property reflects.

24. 2024-10-08
    status Back on Market 790-char remark

    Show marketing remark (790 chars)

    This charming brick 4 bedroom and 2 full bath home has been recently renovated. As you enter the front door you will see new light fixtures throughout and love the sunken living room, which gives this home a cozy, home feeling. The kitchen has new cabinets along with stainless steel appliances. The open floor plan is great for entertaining. As you enter the large primary bedroom, you will notice the beautiful bathroom connected to the bedroom. The bathroom is very stylish with the paint and tile being gray and white. The tile in both showers add style and pazazz. This home is situated on a dead-end road which is great for the amount of traffic you will encounter. The large back yard has so many potentials. Come take a look, you will love the home feeling this property reflects.

25. 2024-09-30
    historical 790-char remark

    Show marketing remark (790 chars)

    This charming brick 4 bedroom and 2 full bath home has been recently renovated. As you enter the front door you will see new light fixtures throughout and love the sunken living room, which gives this home a cozy, home feeling. The kitchen has new cabinets along with stainless steel appliances. The open floor plan is great for entertaining. As you enter the large primary bedroom, you will notice the beautiful bathroom connected to the bedroom. The bathroom is very stylish with the paint and tile being gray and white. The tile in both showers add style and pazazz. This home is situated on a dead-end road which is great for the amount of traffic you will encounter. The large back yard has so many potentials. Come take a look, you will love the home feeling this property reflects.

26. 2024-04-02
    price $176,000 790-char remark

    Show marketing remark (790 chars)

    This charming brick 4 bedroom and 2 full bath home has been recently renovated. As you enter the front door you will see new light fixtures throughout and love the sunken living room, which gives this home a cozy, home feeling. The kitchen has new cabinets along with stainless steel appliances. The open floor plan is great for entertaining. As you enter the large primary bedroom, you will notice the beautiful bathroom connected to the bedroom. The bathroom is very stylish with the paint and tile being gray and white. The tile in both showers add style and pazazz. This home is situated on a dead-end road which is great for the amount of traffic you will encounter. The large back yard has so many potentials. Come take a look, you will love the home feeling this property reflects.

27. 2024-04-02
    status Back on Market 790-char remark

    Show marketing remark (790 chars)

    This charming brick 4 bedroom and 2 full bath home has been recently renovated. As you enter the front door you will see new light fixtures throughout and love the sunken living room, which gives this home a cozy, home feeling. The kitchen has new cabinets along with stainless steel appliances. The open floor plan is great for entertaining. As you enter the large primary bedroom, you will notice the beautiful bathroom connected to the bedroom. The bathroom is very stylish with the paint and tile being gray and white. The tile in both showers add style and pazazz. This home is situated on a dead-end road which is great for the amount of traffic you will encounter. The large back yard has so many potentials. Come take a look, you will love the home feeling this property reflects.

28. 2024-03-31
    historical 790-char remark

    Show marketing remark (790 chars)

    This charming brick 4 bedroom and 2 full bath home has been recently renovated. As you enter the front door you will see new light fixtures throughout and love the sunken living room, which gives this home a cozy, home feeling. The kitchen has new cabinets along with stainless steel appliances. The open floor plan is great for entertaining. As you enter the large primary bedroom, you will notice the beautiful bathroom connected to the bedroom. The bathroom is very stylish with the paint and tile being gray and white. The tile in both showers add style and pazazz. This home is situated on a dead-end road which is great for the amount of traffic you will encounter. The large back yard has so many potentials. Come take a look, you will love the home feeling this property reflects.

29. 2023-09-29
    listed $179,000 New 790-char remark

    Show marketing remark (790 chars)

    This charming brick 4 bedroom and 2 full bath home has been recently renovated. As you enter the front door you will see new light fixtures throughout and love the sunken living room, which gives this home a cozy, home feeling. The kitchen has new cabinets along with stainless steel appliances. The open floor plan is great for entertaining. As you enter the large primary bedroom, you will notice the beautiful bathroom connected to the bedroom. The bathroom is very stylish with the paint and tile being gray and white. The tile in both showers add style and pazazz. This home is situated on a dead-end road which is great for the amount of traffic you will encounter. The large back yard has so many potentials. Come take a look, you will love the home feeling this property reflects.

30. 2013-04-24
    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: $2,875 · $240/mo
• Projected year-2 tax: $2,875 · $240/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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% 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: $16,424
• − Mortgage interest: −$7,276
• − Property taxes: −$2,875
• − Insurance: −$650
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$3,779
• Taxable loss: −$784
• Est. tax savings @ 24.0%: +$188
• After-tax cash flow: $1,464/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: Carrizo Springs CISD
• NCES district ID: 4812990
• Math proficiency: 17% ▼ -22.00%
• Reading proficiency: 25% ▼ -8.00%
• Median HH income: $32,354
• Composite: 17.03/100
• National rank: #9127
• State rank: #780 of 826 in TX

Livability — Carrizo Springs

• Score: 55/100
• State rank: #1342
• US rank: #23137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carrizo Springs, TX
• Population (ZIP): 7,204

Population outlook (Dimmit County) Hauer SSP2

• Today (2025): 13,089 people
• By 2030: 14,217 · +8.6%
• By 2040: 16,685 · +27.5%
• By 2050: 19,361 · +47.9%
• By 2075: 26,356 · +101.4%
• By 2100: 31,128 · +137.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (87%)
• Race & ethnicity: Hispanic / Latino 87% Two or more races 59% White 10% Native American 1%
• Hispanic origin (detail): Mexican 78% Dominican 6%
• Common ancestry: Italian 1%
• Foreign-born: 10% · Canada
• Languages at home: 48% English-only · Spanish 50%

Political lean MEDSL · Dimmit

• 2024 margin: Toss-up / Even · D 51.5% · R 48.2%
• 2008→2024 swing: -47.4pp toward R · 2008: 50.7pp · 2024: 3.3pp
• All cycles: 2024: D+3.3 2020: D+24.0 2016: D+37.2 2012: D+47.3 2008: D+50.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.59%
• Current HPI: 127.0655
• 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

-27.4% since first listed

14 events — show timeline

• 2026-02-13 Price Changed $129,900 LERA
• 2025-11-02 Relisted — LERA
• 2025-10-31 Listing Removed — LERA
• 2025-10-25 Listing Removed — LERA
• 2025-03-25 Price Changed $149,000 LERA
• 2024-10-25 Listed $115,000 LERA
• 2024-10-08 Price Changed $159,000 LERA
• 2024-10-08 Relisted — LERA
• 2024-09-30 Listing Removed — LERA
• 2024-04-02 Price Changed $176,000 LERA
• 2024-04-02 Relisted — LERA
• 2024-03-31 Listing Removed — LERA
• 2023-09-29 Listed $179,000 LERA
• 2013-04-24 Sold (Public Records) — Public Records

Property tax history

-0.8%/yr

Latest (2025): $2,875 · +3.4% YoY. Source: county tax records.