Lassen Plan

Dayton, TX 77535

$358,990F

3 bd · 2.5 ba · 2,447 sqft · Built — · SingleFamily · Active · 124 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,670/mo
• Mortgage (P&I): −$2,101
• Tax + insurance: −$668
• HOA: −$0
• Vac / Maint / Mgmt: −$351
• Net cashflow: $-1,450/mo
• Annual: $-17,395/yr
• Cap rate: 1.95%
• Cash-on-cash: -15.50%
• DSCR: 0.31
• 1% rule: 0.42%
• Cash to close: $112,198

Investor read

• This is a 3-bed/2.5-bath single-family listed at $359k. Condition is rated good.
• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (46.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (53.5% below list).
• It's been on market 124 days — a 12% lower offer ($316k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $167k (53.5% below list) — sets the bar for 1% rule.
• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Location reads 60/100 on livability (#1,066 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• Dayton ISD (town): math 34% / reading 35% proficiency, ranked #512 of 826 in TX (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Richter El (math 38% / reading 34%, grade F, #1,921 of 4,322 statewide, top 45%, 875 students, 62% FRL); Wilson J H (math 32% / reading 35%, grade F, #911 of 1,662 statewide, top 56%, 1,396 students, 74% FRL); Dayton H S (math 45% / reading 45%, grade D-, #643 of 1,632 statewide, top 40%, 1,633 students, 66% FRL).
• Market conditions: 1608 active listings in the ZIP; solid renter incomes; 1,321 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).
• Liberty County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
• Cap rate 2.0% vs local median 3.5% in Dayton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Questions for listing agent

• What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
• It's been on market 124 days. Have you received any prior offers? Is the seller open to a 53% concession, seller financing, or rate buy-down credit?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
• 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.
• 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.