701 Alice · El Campo, TX 77437

$65,000

3 bd · 2.0 ba · 744 sqft · SingleFamily · 229 Days on market

Built 1972 Poor condition $87/sqft · at area comps Est $68k · at est.

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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 +9.6/15.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is a corner lot with two mobile homes currently on the property.. There is 83' feet frontage on Alice St. and 151' frontage on Wright St..

Key facts

• Frontage on alice st
• Corner lot
• Built 1972

Tags

• CORNER LOT
• FRONTAGE ON ALICE ST
• FRONTAGE ON WRIGHT ST

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.8% vs local median 3.2% in El Campo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#204 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, crime D-.
• El Campo ISD (town): math 44% / reading 38% proficiency, ranked #387 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 154 active listings in the ZIP; 191 units permitted in Wharton County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $20k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is D 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?
9. 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.
10. 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.
11. 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: 2.08% ✓
• Cap rate: 17.76%
• Cash-on-cash: 40.97%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

• ARV (median comp): $68,235
• List price: $65,000
• Delta: -4.74%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Jan St	0.55mi	2/1.0 (-1)	728 (-2%)	13mo	$49,000	$67	51
401 W 2nd St	0.61mi	3/1.0	846 (+14%)	11mo	$110,000	$130	35
408 Lincoln St	0.53mi	2/1.0 (-1)	672 (-10%)	24mo	$75,000	$112	30

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $2,160
• Equity at exit: $9,692

10-year hold

• IRR: 12.9%
• Equity multiple: 2.04×
• Total profit: $19,010
• Equity at exit: $5,620

Cash invested: $18,200 (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 77437

• Home prices YoY: -33.6%
• Active inventory: 154
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,355 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $195

Break-even live

Break-even rent $1,109

Max offer price $65,000

Occupancy floor 81%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-08
   days on market $65,000 Active 229 DOM
2. 2026-06-07
   days on market $65,000 Active 228 DOM
3. 2026-06-07
   days on market $65,000 Active 227 DOM
4. 2026-06-03
   days on market $65,000 Active 224 DOM
5. 2026-06-02
   days on market $65,000 Active 223 DOM
6. 2026-06-01
   days on market $65,000 Active 222 DOM
7. 2026-05-31
   days on market $65,000 Active 221 DOM
8. 2026-05-30
   days on market $65,000 Active 220 DOM
9. 2026-04-16
   price $65,000 152-char remark

   Show marketing remark (152 chars)

   This property is a corner lot with two mobile homes currently on the property.. There is 83' feet frontage on Alice St. and 151' frontage on Wright St..

10. 2025-10-22
    listed $85,000 Active 152-char remark

    Show marketing remark (152 chars)

    This property is a corner lot with two mobile homes currently on the property.. There is 83' feet frontage on Alice St. and 151' frontage on Wright St..

11. 2022-05-04
    soldstatus Sold 152-char remark

    Show marketing remark (152 chars)

    This property is a corner lot with two mobile homes currently on the property.. There is 83' feet frontage on Alice St. and 151' frontage on Wright St..

12. 2022-04-03
    status Pending 152-char remark

    Show marketing remark (152 chars)

    This property is a corner lot with two mobile homes currently on the property.. There is 83' feet frontage on Alice St. and 151' frontage on Wright St..

13. 2022-03-25
    status Option Pending 152-char remark

    Show marketing remark (152 chars)

    This property is a corner lot with two mobile homes currently on the property.. There is 83' feet frontage on Alice St. and 151' frontage on Wright St..

14. 2022-03-10
    listed $45,000 Active 152-char remark

    Show marketing remark (152 chars)

    This property is a corner lot with two mobile homes currently on the property.. There is 83' feet frontage on Alice St. and 151' frontage on Wright St..

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 74% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $16,262
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$5,444
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$1,891
• Taxable income: $1,710
• Est. tax owed @ 24.0%: −$410
• After-tax cash flow: $1,928/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This mobile home is in poor condition and requires extensive rehabilitation to improve its resale and rental value.

Repairs flagged

• Major foundation/structure — The mobile home is on a trailer, which may indicate structural issues.
• Major exterior/siding — The mobile home is on a trailer, which may indicate siding issues.
• Major roof — The mobile home is on a trailer, which may indicate roof issues.
• Major flooring — The mobile home is on a trailer, which may indicate flooring issues.
• Major interior walls/paint — The mobile home is on a trailer, which may indicate interior wall and paint issues.
• Major HVAC/mechanicals — The mobile home is on a trailer, which may indicate HVAC and mechanical issues.
• Major landscaping/curb appeal — The mobile home is on a trailer, which may indicate landscaping and curb appeal issues.

Value-add opportunities

• Both Rehabilitation of the mobile home and trailer — This would significantly improve the home's condition and appeal, making it more attractive for both resale and rental.
• Both Landscaping and curb appeal improvements — This would enhance the home's curb appeal and make it more attractive for both resale and rental.
• Both HVAC and mechanical system upgrades — This would improve the home's comfort and energy efficiency, making it more attractive for both resale and rental.
• Both Interior wall and paint updates — This would improve the home's interior appearance and make it more attractive for both resale and rental.
• Both Flooring replacement — This would improve the home's interior appearance and make it more attractive for both resale and rental.
• Both Roof and siding repairs — This would improve the home's exterior appearance and make it more attractive for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
foundation/structure · The mobile home is on a trailer, which may indicate structural issues.	Major	$15,000–50,000
exterior/siding · The mobile home is on a trailer, which may indicate siding issues.	Major	$15,000–50,000
roof · The mobile home is on a trailer, which may indicate roof issues.	Major	$15,000–50,000
flooring · The mobile home is on a trailer, which may indicate flooring issues.	Major	$15,000–50,000
interior walls/paint · The mobile home is on a trailer, which may indicate interior wall and paint issues.	Major	$15,000–50,000
HVAC/mechanicals · The mobile home is on a trailer, which may indicate HVAC and mechanical issues.	Major	$15,000–50,000
landscaping/curb appeal · The mobile home is on a trailer, which may indicate landscaping and curb appeal issues.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Rehabilitation of the mobile home and trailer — This would significantly improve the home's condition and appeal, making it more attractive for both resale and rental. ↑
• Both Landscaping and curb appeal improvements — This would enhance the home's curb appeal and make it more attractive for both resale and rental. ↑
• Both HVAC and mechanical system upgrades — This would improve the home's comfort and energy efficiency, making it more attractive for both resale and rental. ↑
• Both Interior wall and paint updates — This would improve the home's interior appearance and make it more attractive for both resale and rental. ↑
• Both Flooring replacement — This would improve the home's interior appearance and make it more attractive for both resale and rental. ↑
• Both Roof and siding repairs — This would improve the home's exterior appearance and make it more attractive for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: El Campo ISD
• NCES district ID: 4818280
• Math proficiency: 44% ▼ -2.00%
• Reading proficiency: 38% ▲ 1.00%
• Median HH income: $44,351
• Composite: 34.82/100
• National rank: #5102
• State rank: #387 of 826 in TX

Livability — El Campo

• Score: 73/100
• State rank: #204
• US rank: #5196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Campo, TX
• City population: 18,886
• Population (ZIP): 18,886

Population outlook (Wharton County) Hauer SSP2

• Today (2025): 42,448 people
• By 2030: 42,726 · +0.7%
• By 2040: 43,042 · +1.4%
• By 2050: 43,368 · +2.2%
• By 2075: 44,962 · +5.9%
• By 2100: 44,510 · +4.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 50% White 44% Two or more races 18% Black 6%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 67% English-only · Spanish 32%

Political lean MEDSL · Wharton

• 2024 margin: Solid R (+51.8) · D 23.8% · R 75.6%
• 2008→2024 swing: -20.7pp toward R · 2008: -31.2pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+43.1 2016: R+40.2 2012: R+39.1 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.78%
• Current HPI: 181.5905
• 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

+44.4% since first listed

6 events — show timeline

• 2026-04-16 Price Changed $65,000 HARMLS
• 2025-10-22 Listed $85,000 HARMLS
• 2022-05-04 Sold (MLS) — HARMLS
• 2022-04-03 Pending — HARMLS
• 2022-03-25 Pending — HARMLS
• 2022-03-10 Listed $45,000 HARMLS