103 Sharlotte Dr · New Boston, TX 75570

$101,500

5 bd · 2.5 ba · 2,730 sqft · SingleFamily public records · 204 Days on market

Built 1966 0.34 ac lot

---

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 +29.9/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great Investment or Fix-R-Upper Opportunity. 5 Bedroom, 2 1/2 Bath, 2730 SF. Great neighborhood in New Boston

Key facts

• 0.34 acre lot
• Built 1966
• Listed 204 days

Property features AI

Exterior

• Parking: Open parking; Parking pad
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Brick construction; Pillar/post/pier and slab foundation; Built as a residential single-family home
• Exterior features: Metal roof; Concrete road frontage on a city street; Approximately 0.34-acre lot

Interior

• Kitchen: Electric cooktop; Free-standing range
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Wood-burning fireplace (1); Storage building
• Laundry & utility: Inside laundry with electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $102k).
• Recommended offer: $89k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,178 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, amenities F, commute F.
• New Boston ISD (town): math 34% / reading 37% proficiency, ranked #518 of 826 in TX (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crestview El (math 30% / reading 29%, grade F, #2,525 of 4,322 statewide, top 62%, 584 students, 82% FRL); New Boston Middle (math 43% / reading 43%, grade D-, #540 of 1,662 statewide, top 33%, 249 students, 81% FRL); New Boston H S (math 17% / reading 42%, grade F, #1,112 of 1,632 statewide, top 70%, 321 students, 64% FRL) — zoned schools average 76% FRL vs 54% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 90 active listings in the ZIP; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $702 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.50% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.87%
• DSCR: 1.71
• GRM: 5.6

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: 6.8%
• Equity multiple: 1.27×
• Total profit: $7,589
• Equity at exit: $15,134

10-year hold

• IRR: 16.2%
• Equity multiple: 2.33×
• Total profit: $37,831
• Equity at exit: $8,776

Cash invested: $28,420 (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 75570

• Home prices YoY: -20.1%
• Active inventory: 90
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,518 medium
• Mortgage (P&I): −$532
• Tax from tax record: −$249 /mo · $2,988/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $376

Break-even live

Break-even rent $1,042

Max offer price $101,500

Occupancy floor 70%

Sensitivity live

Price	-10% $433	-5% $405	+0% $376	+5% $347	+10% $318
Rent	-10% $256	-5% $316	+0% $376	+5% $436	+10% $496
Rate	-1.0pp $427	-0.5pp $402	base $376	+0.5pp $350	+1.0pp $323

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: $25,375
• Closing costs: $3,045
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-30
   status Pending
2. 2025-10-01
   listed $101,500 Active
3. 2015-12-31
   soldstatus
4. 2015-10-02
   soldstatus
5. 1999-09-16
   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: $2,988 · $249/mo
• Projected year-2 tax: $2,988 · $249/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 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,219
• − Mortgage interest: −$5,686
• − Property taxes: −$2,988
• − Insurance: −$508
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$2,953
• Taxable income: $3,170
• Est. tax owed @ 24.0%: −$761
• After-tax cash flow: $3,749/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: New Boston ISD
• NCES district ID: 4832340
• Math proficiency: 34% ▲ 2.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $42,689
• Composite: 30.06/100
• National rank: #6351
• State rank: #518 of 826 in TX

Livability — New Boston

• Score: 59/100
• State rank: #1178
• US rank: #20597

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Boston, TX
• City population: 11,047
• Population (ZIP): 11,047

Population outlook (Bowie County) Hauer SSP2

• Today (2025): 94,699 people
• By 2030: 94,824 · +0.1%
• By 2040: 94,870 · +0.2%
• By 2050: 93,686 · -1.1%
• By 2075: 90,082 · -4.9%
• By 2100: 76,579 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 15% Hispanic / Latino 11% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 1% Portuguese 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Bowie

• 2024 margin: Solid R (+48.7) · D 25.3% · R 74.0%
• 2008→2024 swing: -10.8pp toward R · 2008: -37.9pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+42.8 2016: R+46.6 2012: R+41.5 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.50%
• Current HPI: 156.8696
• 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

5 events — show timeline

• 2026-04-30 Pending — TBOR
• 2025-10-01 Listed $101,500 TBOR
• 2015-12-31 Sold (Public Records) — Public Records
• 2015-10-02 Sold (Public Records) — Public Records
• 1999-09-16 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,988 · -2.6% YoY. Source: county tax records.