113 SW Front St · New Boston, TX 75570

$35,000

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 24 Days on market

6,098 sqft lot

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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
• 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

A chance to own a piece of New Boston's historical area. This fine example of craftsmanship is looking for its new lease on life!

Key facts

• 6,098 sq ft lot
• Listed 24 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($775 rent vs $35k).
• Recommended offer: $34k (1.5% 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: schools C-, crime F, amenities 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.
• Market conditions: 90 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $34,475 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.21% ✓
• Cap rate: 18.92%
• Cash-on-cash: 45.11%
• DSCR: 3.01
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $94,864
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 N Merrill	0.23mi	2/2.0 (-1)	1,232 (0%)	4mo	$62,000	$50	81
318 N Frost St	0.55mi	3/1.0	1,237 (+0%)	4mo	$51,000	$41	67
406 Cannon	0.72mi	3/2.0	1,304 (+6%)	2mo	$28,500	$22	55
316 N Frost St	0.54mi	3/1.0	1,164 (-6%)	11mo	$120,000	$103	53
101 Washington Cor	0.57mi	3/1.5	1,320 (+7%)	16mo	$185,000	$140	46
108 E Mcgee Rd	0.69mi	2/1.5 (-1)	1,104 (-10%)	3mo	$84,999	$77	41
104 Smith	0.73mi	2/1.5 (-1)	1,080 (-12%)	11mo	$135,000	$125	29

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: 42.2%
• Equity multiple: 2.82×
• Total profit: $17,805
• Equity at exit: $5,219

10-year hold

• IRR: 48.4%
• Equity multiple: 5.67×
• Total profit: $45,770
• Equity at exit: $3,026

Cash invested: $9,800 (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: 3.8×

Monthly cashflow live

• Estimated rent: $775 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$46 /mo · $549/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $368

Break-even live

Break-even rent $309

Max offer price $35,000

Occupancy floor 47%

Sensitivity live

Price	-10% $388	-5% $378	+0% $368	+5% $358	+10% $349
Rent	-10% $307	-5% $338	+0% $368	+5% $399	+10% $430
Rate	-1.0pp $386	-0.5pp $377	base $368	+0.5pp $359	+1.0pp $350

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 SE Front St Unit 106 New Boston, TX	2.0	1.0	700	$775	$1.11	44d	1	0.27mi

Listing history 4 events

1. 2026-04-24
   status Pending
2. 2026-04-03
   status Active
3. 2026-03-31
   status Pending
4. 2026-03-28
   listed $35,000 Active

ⓘ 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: $549 · $46/mo
• Projected year-2 tax: $640 · $53/mo
• Expected delta: +$92/yr (+$8/mo · 16.7%)

ⓘ 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 21% 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: $9,300
• − Mortgage interest: −$1,961
• − Property taxes: −$549
• − Insurance: −$175
• − Repairs & maintenance: −$744
• − Management: −$744
• − Depreciation: −$1,018
• Taxable income: $4,110
• Est. tax owed @ 24.0%: −$986
• After-tax cash flow: $3,435/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

4 events — show timeline

• 2026-04-24 Pending — TBOR
• 2026-04-03 Relisted — TBOR
• 2026-03-31 Pending — TBOR
• 2026-03-28 Listed $35,000 TBOR

Property tax history

-1.5%/yr

Latest (2025): $549 · -5.8% YoY. Source: county tax records.