3656 Cr 4234 · De Kalb, TX 75559

$59,000

3 bd · 1.0 ba · 1,522 sqft · SingleFamily public records · 68 Days on market

0.93 ac lot $39/sqft · 83% below area ↓ 34% since listing

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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
• Appreciation +6.5/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located just outside the quaint town of DeKalb, TX, this 3-bedroom, 1-bathroom home offers a unique opportunity to make it your own! Set on a spacious . 93-acre lot, the property provides plenty of room for outdoor activities, gardening, or potential future expansions. Inside, you'll find a welcoming layout with three generously sized bedrooms, a functional bathroom, and a living area just waiting for your creativity to shine. The property also boasts a large yard, perfect for creating your dream outdoor space. Whether you're an investor looking for your next project or a homeowner with a knack for renovation, this property offers great potential at an affordable price. Don't miss out on the chance to bring this home back to life and enjoy the peace and tranquility of country living, all while being just a short drive from the conveniences of DeKalb.

Key facts

• Large yard
• Spacious lot
• 0.93 acre lot

Tags

• SPACIOUS LOT
• LARGE YARD
• POTENTIAL FUTURE EXPANSIONS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#721 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Simms ISD (rural): math 53% / reading 45% proficiency, ranked #198 of 826 in TX (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 105 active listings in the ZIP; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($408 loan paydown + $2k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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: major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.11% ✓
• Cap rate: 17.71%
• Cash-on-cash: 40.77%
• DSCR: 2.81
• GRM: 3.9

CMA / ARV

• ARV (median comp): $357,491
• List price: $59,000
• Delta: -83.50%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

3.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.3%
• Equity multiple: 3.60×
• Total profit: $42,994
• Equity at exit: $26,648

10-year hold

• IRR: 46.0%
• Equity multiple: 7.23×
• Total profit: $102,868
• Equity at exit: $41,161

Cash invested: $16,520 (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 75559

• Home prices YoY: 1.9%
• Active inventory: 105
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$90 /mo · $1,083/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $561

Break-even live

Break-even rent $537

Max offer price $59,000

Occupancy floor 50%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $59,000 Active 68 DOM
2. 2026-06-17
   days on market $59,000 Active 67 DOM
3. 2026-06-16
   days on market $59,000 Active 66 DOM
4. 2026-06-15
   days on market $59,000 Active 65 DOM
5. 2026-06-15
   days on market $59,000 Active 64 DOM
6. 2026-06-13
   days on market $59,000 Active 63 DOM
7. 2026-06-12
   days on market $59,000 Active 62 DOM
8. 2026-06-09
   days on market $59,000 Active 59 DOM
9. 2026-06-08
   days on market $59,000 Active 58 DOM
10. 2026-06-08
    days on market $59,000 Active 57 DOM
11. 2026-06-05
    days on market $59,000 Active 55 DOM
12. 2026-06-03
    days on market $59,000 Active 53 DOM
13. 2026-06-02
    days on market $59,000 Active 52 DOM
14. 2026-06-01
    days on market $59,000 Active 51 DOM
15. 2026-05-31
    days on market $59,000 Active 50 DOM
16. 2026-04-12
    listed $59,000 Active 862-char remark

    Show marketing remark (862 chars)

    Located just outside the quaint town of DeKalb, TX, this 3-bedroom, 1-bathroom home offers a unique opportunity to make it your own! Set on a spacious . 93-acre lot, the property provides plenty of room for outdoor activities, gardening, or potential future expansions. Inside, you'll find a welcoming layout with three generously sized bedrooms, a functional bathroom, and a living area just waiting for your creativity to shine. The property also boasts a large yard, perfect for creating your dream outdoor space. Whether you're an investor looking for your next project or a homeowner with a knack for renovation, this property offers great potential at an affordable price. Don't miss out on the chance to bring this home back to life and enjoy the peace and tranquility of country living, all while being just a short drive from the conveniences of DeKalb.

17. 2025-06-01
    price $64,000
18. 2025-05-02
    price $69,000
19. 2025-05-01
    soldstatus
20. 2023-06-12
    soldstatus Closed
21. 2023-06-10
    soldstatus
22. 2023-05-22
    status Pending
23. 2023-05-16
    listed $89,000 Active
24. 1987-07-09
    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: $1,083 · $90/mo
• Projected year-2 tax: $1,083 · $90/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 7/10 Severe
• 🌡 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: $14,969
• − Mortgage interest: −$3,305
• − Property taxes: −$1,083
• − Insurance: −$295
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$1,716
• Taxable income: $6,175
• Est. tax owed @ 24.0%: −$1,482
• After-tax cash flow: $5,253/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: Simms ISD
• NCES district ID: 4840320
• Math proficiency: 53% ▼ -1.00%
• Reading proficiency: 45% ▲ 3.00%
• Median HH income: $48,223
• Composite: 41.83/100
• National rank: #3387
• State rank: #198 of 826 in TX

Livability — De Kalb

• Score: 65/100
• State rank: #721
• US rank: #13453

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,276

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 (73%)
• Race & ethnicity: White 73% Black 12% Hispanic / Latino 10% Two or more races 6% Native American 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Serbian 1% Italian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Tagalog/Filipino 1% German/W. Germanic 1%

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: ▲ 3.04%
• Current HPI: 161.9331
• 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

-33.7% since first listed

9 events — show timeline

• 2026-04-12 Listed $59,000 TBOR
• 2025-06-01 Price Changed $64,000 TBOR
• 2025-05-02 Price Changed $69,000 TBOR
• 2025-05-01 Sold (Public Records) — Public Records
• 2023-06-12 Sold (MLS) — TBOR
• 2023-06-10 Sold (Public Records) — Public Records
• 2023-05-22 Pending — TBOR
• 2023-05-16 Listed $89,000 TBOR
• 1987-07-09 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,083 · -8.6% YoY. Source: county tax records.