515 E 4th St · Alice, TX 78332

$52,000

4 bd · 5.0 ba · 1,585 sqft · SingleFamily public records · 31 Days on market

Built 1950 7,501 sqft lot $33/sqft · 71% below area

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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
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home located at 515 E 4th St in Alice, TX, built in 1950 and full of character. This inviting property offers 2 bathrooms and approximately 1,585 sq ft of comfortable living space, featuring a functional layout suited for both everyday living and entertaining. Situated on a generous 7,748 sq ft lot, the home provides ample outdoor space perfect for relaxing, hosting gatherings, or creating your ideal backyard setup. With its classic charm and solid potential, this property is a great opportunity for homeowners or investors alike. Conveniently located near local amenities, schools, and shopping, this home combines comfort, space, and accessibility in a well established neighborhood.

Key facts

• Ample outdoor space
• Generous lot
• Functional layout

Tags

• GENEROUS LOT
• AMPLE OUTDOOR SPACE
• FUNCTIONAL LAYOUT
• LOCAL AMENITIES
• WELL ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 4-bed/5.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $734 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $52k).
• Recommended offer: $50k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.2% vs local median 4.2% in Alice — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#558 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D, schools D-, crime F.
• Alice ISD (town): math 12% / reading 23% proficiency, ranked #799 of 826 in TX (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 220 active listings in the ZIP; 6 units permitted in Jim Wells County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $360 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jim Wells County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,440 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1950 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.92% ✓
• Cap rate: 23.23%
• Cash-on-cash: 60.48%
• DSCR: 3.69
• GRM: 2.9

CMA / ARV

• ARV (median comp): $179,963
• List price: $52,000
• Delta: -71.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
514 7th E	0.17mi	3/3.0 (-1)	1,748 (+10%)	11mo	$189,000	$108	52
1110 E 3rd St	0.48mi	4/2.0	1,674 (+6%)	8mo	$148,500	$89	50
844 Roosevelt Blvd	0.68mi	4/2.0	1,526 (-4%)	4mo	$262,000	$172	47
1140 Gresham	0.56mi	4/1.0	1,716 (+8%)	3mo	$118,500	$69	41
721 N King St	0.35mi	3/2.0 (-1)	1,760 (+11%)	11mo	$215,000	$122	38
1236 E 5th St	0.70mi	3/2.0 (-1)	1,525 (-4%)	14mo	$199,900	$131	32
205 Monterrey St	0.70mi	4/1.5	1,377 (-13%)	2mo	$79,900	$58	30
1020 Kleberg	0.58mi	3/1.0 (-1)	1,362 (-14%)	7mo	$95,000	$70	23

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: 59.3%
• Equity multiple: 3.64×
• Total profit: $38,398
• Equity at exit: $7,753

10-year hold

• IRR: 64.1%
• Equity multiple: 7.45×
• Total profit: $93,975
• Equity at exit: $4,496

Cash invested: $14,560 (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 78332

• Active inventory: 220
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,517 medium
• Mortgage (P&I): −$273
• Tax from tax record: −$171 /mo · $2,047/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $734

Break-even live

Break-even rent $589

Max offer price $52,000

Occupancy floor 47%

Sensitivity live

Price	-10% $763	-5% $749	+0% $734	+5% $719	+10% $704
Rent	-10% $614	-5% $674	+0% $734	+5% $794	+10% $854
Rate	-1.0pp $760	-0.5pp $747	base $734	+0.5pp $720	+1.0pp $707

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-13
   status Pending 699-char remark

   Show marketing remark (699 chars)

   Charming home located at 515 E 4th St in Alice, TX, built in 1950 and full of character. This inviting property offers 2 bathrooms and approximately 1,585 sq ft of comfortable living space, featuring a functional layout suited for both everyday living and entertaining. Situated on a generous 7,748 sq ft lot, the home provides ample outdoor space perfect for relaxing, hosting gatherings, or creating your ideal backyard setup. With its classic charm and solid potential, this property is a great opportunity for homeowners or investors alike. Conveniently located near local amenities, schools, and shopping, this home combines comfort, space, and accessibility in a well established neighborhood.

2. 2026-04-11
   listed $52,000 Active 699-char remark

   Show marketing remark (699 chars)

   Charming home located at 515 E 4th St in Alice, TX, built in 1950 and full of character. This inviting property offers 2 bathrooms and approximately 1,585 sq ft of comfortable living space, featuring a functional layout suited for both everyday living and entertaining. Situated on a generous 7,748 sq ft lot, the home provides ample outdoor space perfect for relaxing, hosting gatherings, or creating your ideal backyard setup. With its classic charm and solid potential, this property is a great opportunity for homeowners or investors alike. Conveniently located near local amenities, schools, and shopping, this home combines comfort, space, and accessibility in a well established neighborhood.

ⓘ 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: $2,047 · $171/mo
• Projected year-2 tax: $2,047 · $171/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 4/10 Moderate FEMA zone X · 23% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $18,209
• − Mortgage interest: −$2,913
• − Property taxes: −$2,047
• − Insurance: −$260
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$1,513
• Taxable income: $8,563
• Est. tax owed @ 24.0%: −$2,055
• After-tax cash flow: $6,751/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: Alice ISD
• NCES district ID: 4807800
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 23% ▼ -7.00%
• Median HH income: $37,747
• Composite: 14.63/100
• National rank: #9407
• State rank: #799 of 826 in TX

Livability — Alice

• Score: 67/100
• State rank: #558
• US rank: #10742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alice, TX
• Population (ZIP): 27,281

Population outlook (Jim Wells County) Hauer SSP2

• Today (2025): 43,325 people
• By 2030: 44,156 · +1.9%
• By 2040: 45,790 · +5.7%
• By 2050: 47,455 · +9.5%
• By 2075: 51,800 · +19.6%
• By 2100: 52,006 · +20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (84%)
• Race & ethnicity: Hispanic / Latino 84% White 14% Two or more races 14%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 4% · Canada
• Languages at home: 50% English-only · Spanish 49%

Political lean MEDSL · Jim Wells

• 2024 margin: R (+15.5) · D 42.0% · R 57.5%
• 2008→2024 swing: -31.6pp toward R · 2008: 16.1pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+9.8 2016: D+10.3 2012: D+17.0 2008: D+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -123.86%
• Current HPI: 77.6253
• 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

• 2026-05-13 Pending — CBMLS
• 2026-04-11 Listed $52,000 CBMLS

Property tax history

+4.2%/yr

Latest (2025): $2,047 · +1.0% YoY. Source: county tax records.