1594 N Temple Dr · Diboll, TX 75941

$120,000

3 bd · 2.0 ba · 2,049 sqft · SingleFamily public records · 93 Days on market

Built 1950 2.50 ac lot $59/sqft · 71% below area ↓ 35% since listing

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Why this score? — see what drove the D+ 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 +17.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• DSCR +5.5/10.0
• 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 MLS

1950s Pier and Beam Home on 2.5 Acres in Diboll—A Fixer-Upper Opportunity! Discover the potential of this single-story 1950s pier and beam home located on Temple Drive/Business 59 South in Diboll. Positioned on a 2.5-acre lot, this property offers a deep and rectangular shape, making it suitable for both residential living and various commercial applications. While this home features large rooms with some original hardwood flooring, it is important to note that it was vacant for some time and requires renovation. The open layout includes a dining area, kitchen, and den. The den features a free standing wood-burning stove. At the front of the home, a formal living room. Down the hall, three spacious bedrooms showcasing hardwood floors and a single bathroom. Outside you will find a two-car carport with storage and a fenced backyard. With its prime location near the highway and versatile zoning, this property presents a fantastic opportunity for those looking to restore a classic home.

Key facts

• Two-car carport
• 2.5 acres
• Fenced backyard

Tags

• 2.5 ACRES
• DEEP AND RECTANGULAR SHAPE
• FENCED BACKYARD
• TWO-CAR CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% 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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.11% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.47%
• DSCR: 1.15
• GRM: 7.5

CMA / ARV

• ARV (median comp): $412,974
• List price: $120,000
• Delta: -70.94%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-13,159
• Equity at exit: $17,892

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-3,092
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,333 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$276 /mo · $3,318/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $97

Break-even live

Break-even rent $1,210

Max offer price $120,000

Occupancy floor 88%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-03-24
   price $120,000

   Show marketing remark (1003 chars)

   1950s Pier and Beam Home on 2.5 Acres in Diboll—A Fixer-Upper Opportunity! Discover the potential of this single-story 1950s pier and beam home located on Temple Drive/Business 59 South in Diboll. Positioned on a 2.5-acre lot, this property offers a deep and rectangular shape, making it suitable for both residential living and various commercial applications. While this home features large rooms with some original hardwood flooring, it is important to note that it was vacant for some time and requires renovation. The open layout includes a dining area, kitchen, and den. The den features a free standing wood-burning stove. At the front of the home, a formal living room. Down the hall, three spacious bedrooms showcasing hardwood floors and a single bathroom. Outside you will find a two-car carport with storage and a fenced backyard. With its prime location near the highway and versatile zoning, this property presents a fantastic opportunity for those looking to restore a classic home.

2. 2026-03-24
   price $120,000 1003-char remark

   Show marketing remark (1003 chars)

   1950s Pier and Beam Home on 2.5 Acres in Diboll—A Fixer-Upper Opportunity! Discover the potential of this single-story 1950s pier and beam home located on Temple Drive/Business 59 South in Diboll. Positioned on a 2.5-acre lot, this property offers a deep and rectangular shape, making it suitable for both residential living and various commercial applications. While this home features large rooms with some original hardwood flooring, it is important to note that it was vacant for some time and requires renovation. The open layout includes a dining area, kitchen, and den. The den features a free standing wood-burning stove. At the front of the home, a formal living room. Down the hall, three spacious bedrooms showcasing hardwood floors and a single bathroom. Outside you will find a two-car carport with storage and a fenced backyard. With its prime location near the highway and versatile zoning, this property presents a fantastic opportunity for those looking to restore a classic home.

3. 2026-02-23
   price $135,000 1003-char remark

   Show marketing remark (1003 chars)

   1950s Pier and Beam Home on 2.5 Acres in Diboll—A Fixer-Upper Opportunity! Discover the potential of this single-story 1950s pier and beam home located on Temple Drive/Business 59 South in Diboll. Positioned on a 2.5-acre lot, this property offers a deep and rectangular shape, making it suitable for both residential living and various commercial applications. While this home features large rooms with some original hardwood flooring, it is important to note that it was vacant for some time and requires renovation. The open layout includes a dining area, kitchen, and den. The den features a free standing wood-burning stove. At the front of the home, a formal living room. Down the hall, three spacious bedrooms showcasing hardwood floors and a single bathroom. Outside you will find a two-car carport with storage and a fenced backyard. With its prime location near the highway and versatile zoning, this property presents a fantastic opportunity for those looking to restore a classic home.

4. 2026-02-23
   price $135,000

   Show marketing remark (1003 chars)

   1950s Pier and Beam Home on 2.5 Acres in Diboll—A Fixer-Upper Opportunity! Discover the potential of this single-story 1950s pier and beam home located on Temple Drive/Business 59 South in Diboll. Positioned on a 2.5-acre lot, this property offers a deep and rectangular shape, making it suitable for both residential living and various commercial applications. While this home features large rooms with some original hardwood flooring, it is important to note that it was vacant for some time and requires renovation. The open layout includes a dining area, kitchen, and den. The den features a free standing wood-burning stove. At the front of the home, a formal living room. Down the hall, three spacious bedrooms showcasing hardwood floors and a single bathroom. Outside you will find a two-car carport with storage and a fenced backyard. With its prime location near the highway and versatile zoning, this property presents a fantastic opportunity for those looking to restore a classic home.

5. 2026-02-07
   status Active
6. 2025-12-16
   price $150,000
7. 2025-09-10
   listed $185,000 Active

   Show marketing remark (1003 chars)

   1950s Pier and Beam Home on 2.5 Acres in Diboll—A Fixer-Upper Opportunity! Discover the potential of this single-story 1950s pier and beam home located on Temple Drive/Business 59 South in Diboll. Positioned on a 2.5-acre lot, this property offers a deep and rectangular shape, making it suitable for both residential living and various commercial applications. While this home features large rooms with some original hardwood flooring, it is important to note that it was vacant for some time and requires renovation. The open layout includes a dining area, kitchen, and den. The den features a free standing wood-burning stove. At the front of the home, a formal living room. Down the hall, three spacious bedrooms showcasing hardwood floors and a single bathroom. Outside you will find a two-car carport with storage and a fenced backyard. With its prime location near the highway and versatile zoning, this property presents a fantastic opportunity for those looking to restore a classic home.

8. 2025-09-10
   listed $150,000 Active 1003-char remark

   Show marketing remark (1003 chars)

   1950s Pier and Beam Home on 2.5 Acres in Diboll—A Fixer-Upper Opportunity! Discover the potential of this single-story 1950s pier and beam home located on Temple Drive/Business 59 South in Diboll. Positioned on a 2.5-acre lot, this property offers a deep and rectangular shape, making it suitable for both residential living and various commercial applications. While this home features large rooms with some original hardwood flooring, it is important to note that it was vacant for some time and requires renovation. The open layout includes a dining area, kitchen, and den. The den features a free standing wood-burning stove. At the front of the home, a formal living room. Down the hall, three spacious bedrooms showcasing hardwood floors and a single bathroom. Outside you will find a two-car carport with storage and a fenced backyard. With its prime location near the highway and versatile zoning, this property presents a fantastic opportunity for those looking to restore a classic home.

ⓘ 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: $3,318 · $276/mo
• Projected year-2 tax: $3,318 · $276/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 ≥110°F today · 23 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: $15,994
• − Mortgage interest: −$6,722
• − Property taxes: −$3,318
• − Insurance: −$600
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$3,491
• Taxable loss: −$696
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $1,333/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

• 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

-35.1% since first listed

8 events — show timeline

• 2026-03-24 Price Changed $120,000 Deep East Texas MLS
• 2026-03-24 Price Changed $120,000 Deep East Texas MLS
• 2026-02-23 Price Changed $135,000 Deep East Texas MLS
• 2026-02-23 Price Changed $135,000 Deep East Texas MLS
• 2026-02-07 Relisted — Deep East Texas MLS
• 2025-12-16 Price Changed $150,000 Deep East Texas MLS
• 2025-09-10 Listed $150,000 Deep East Texas MLS
• 2025-09-10 Listed $185,000 Deep East Texas MLS

Property tax history

+4.1%/yr

Latest (2025): $3,318 · +2.1% YoY. Source: county tax records.