221 E Browning St · De Kalb, TX 75559

$59,900

3 bd · 1.0 ba · 1,286 sqft · SingleFamily public records · 216 Days on market

Built 1978 0.46 ac lot $47/sqft · 20% below area Est $75k · 20% under ↓ 24% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.5/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This three bedroom 1 bath is a great investment opportunity or starter home. New HVAC installed this year. Metal roof was update in 2018. Within walking distance to the historic downtown that has a little of everything to offer. Schedule your showing today.

Key facts

• Metal roof
• New hvac
• 0.46 acre lot

Tags

• NEW HVAC
• METAL ROOF
• WALKING DISTANCE TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% 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.
• Dekalb ISD (rural): math 44% / reading 38% proficiency, ranked #403 of 826 in TX (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 105 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

• In year one you build about $2k of equity ($414 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 216 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $9k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.17% ✓
• Cap rate: 18.47%
• Cash-on-cash: 43.48%
• DSCR: 2.93
• GRM: 3.8

CMA / ARV

• ARV (median comp): $75,267
• List price: $59,900
• Delta: -20.42%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 48.9%
• Equity multiple: 3.75×
• Total profit: $46,059
• Equity at exit: $27,055

10-year hold

• IRR: 48.6%
• Equity multiple: 7.54×
• Total profit: $109,621
• Equity at exit: $41,789

Cash invested: $16,772 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$80 /mo · $962/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $608

Break-even live

Break-even rent $531

Max offer price $59,900

Occupancy floor 48%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
338 E Peters St De Kalb, TX	3.0	2.0	1312	$1,300	$0.99	43d	1	0.14mi

Listing history 32 events

1. 2026-06-18
   days on market $59,900 Active 216 DOM
2. 2026-06-17
   days on market $59,900 Active 215 DOM
3. 2026-06-16
   days on market $59,900 Active 214 DOM
4. 2026-06-15
   days on market $59,900 Active 213 DOM
5. 2026-06-13
   days on market $59,900 Active 211 DOM
6. 2026-06-12
   days on market $59,900 Active 210 DOM
7. 2026-06-09
   days on market $59,900 Active 207 DOM
8. 2026-06-08
   days on market $59,900 Active 206 DOM
9. 2026-06-08
   days on market $59,900 Active 205 DOM
10. 2026-06-05
    days on market $59,900 Active 203 DOM
11. 2026-06-03
    days on market $59,900 Active 201 DOM
12. 2026-06-02
    days on market $59,900 Active 200 DOM
13. 2026-06-01
    days on market $59,900 Active 199 DOM
14. 2026-05-31
    days on market $59,900 Active 198 DOM
15. 2026-05-14
    status Active 257-char remark

    Show marketing remark (257 chars)

    This three bedroom 1 bath is a great investment opportunity or starter home. New HVAC installed this year. Metal roof was update in 2018. Within walking distance to the historic downtown that has a little of everything to offer. Schedule your showing today.

16. 2026-05-14
    price $59,900 257-char remark

    Show marketing remark (257 chars)

    This three bedroom 1 bath is a great investment opportunity or starter home. New HVAC installed this year. Metal roof was update in 2018. Within walking distance to the historic downtown that has a little of everything to offer. Schedule your showing today.

17. 2026-05-06
    historical 257-char remark

    Show marketing remark (257 chars)

    This three bedroom 1 bath is a great investment opportunity or starter home. New HVAC installed this year. Metal roof was update in 2018. Within walking distance to the historic downtown that has a little of everything to offer. Schedule your showing today.

18. 2025-12-02
    price $64,900 257-char remark

    Show marketing remark (257 chars)

    This three bedroom 1 bath is a great investment opportunity or starter home. New HVAC installed this year. Metal roof was update in 2018. Within walking distance to the historic downtown that has a little of everything to offer. Schedule your showing today.

19. 2025-11-05
    listed $69,000 Active 257-char remark

    Show marketing remark (257 chars)

    This three bedroom 1 bath is a great investment opportunity or starter home. New HVAC installed this year. Metal roof was update in 2018. Within walking distance to the historic downtown that has a little of everything to offer. Schedule your showing today.

20. 2024-11-20
    soldstatus
21. 2024-11-15
    soldstatus Closed 607-char remark

    Show marketing remark (607 chars)

    Very motivated sellers make this a prime investment opportunity located in Dekalb, Tx! This property is currently leased & could easily continue to be a rental property, or with your own touch it could be a great starter home! This fixer-upper offers a unique opportunity to add value and reap the rewards. Whether you're a seasoned investor looking for your next project or a DIY enthusiast ready to roll up your sleeves, this property is your chance to turn a vision into reality. With some TLC and a bit of elbow grease, this property has the potential to shine bright and become a lucrative asset!

22. 2024-11-08
    status Pending 607-char remark

    Show marketing remark (607 chars)

    Very motivated sellers make this a prime investment opportunity located in Dekalb, Tx! This property is currently leased & could easily continue to be a rental property, or with your own touch it could be a great starter home! This fixer-upper offers a unique opportunity to add value and reap the rewards. Whether you're a seasoned investor looking for your next project or a DIY enthusiast ready to roll up your sleeves, this property is your chance to turn a vision into reality. With some TLC and a bit of elbow grease, this property has the potential to shine bright and become a lucrative asset!

23. 2024-09-20
    price $50,000 607-char remark

    Show marketing remark (607 chars)

    Very motivated sellers make this a prime investment opportunity located in Dekalb, Tx! This property is currently leased & could easily continue to be a rental property, or with your own touch it could be a great starter home! This fixer-upper offers a unique opportunity to add value and reap the rewards. Whether you're a seasoned investor looking for your next project or a DIY enthusiast ready to roll up your sleeves, this property is your chance to turn a vision into reality. With some TLC and a bit of elbow grease, this property has the potential to shine bright and become a lucrative asset!

24. 2024-07-12
    price $60,000 607-char remark

    Show marketing remark (607 chars)

    Very motivated sellers make this a prime investment opportunity located in Dekalb, Tx! This property is currently leased & could easily continue to be a rental property, or with your own touch it could be a great starter home! This fixer-upper offers a unique opportunity to add value and reap the rewards. Whether you're a seasoned investor looking for your next project or a DIY enthusiast ready to roll up your sleeves, this property is your chance to turn a vision into reality. With some TLC and a bit of elbow grease, this property has the potential to shine bright and become a lucrative asset!

25. 2024-05-03
    price $70,399 607-char remark

    Show marketing remark (607 chars)

    Very motivated sellers make this a prime investment opportunity located in Dekalb, Tx! This property is currently leased & could easily continue to be a rental property, or with your own touch it could be a great starter home! This fixer-upper offers a unique opportunity to add value and reap the rewards. Whether you're a seasoned investor looking for your next project or a DIY enthusiast ready to roll up your sleeves, this property is your chance to turn a vision into reality. With some TLC and a bit of elbow grease, this property has the potential to shine bright and become a lucrative asset!

26. 2024-03-18
    listed $78,800 Active 607-char remark

    Show marketing remark (607 chars)

    Very motivated sellers make this a prime investment opportunity located in Dekalb, Tx! This property is currently leased & could easily continue to be a rental property, or with your own touch it could be a great starter home! This fixer-upper offers a unique opportunity to add value and reap the rewards. Whether you're a seasoned investor looking for your next project or a DIY enthusiast ready to roll up your sleeves, this property is your chance to turn a vision into reality. With some TLC and a bit of elbow grease, this property has the potential to shine bright and become a lucrative asset!

27. 2023-01-13
    historical
28. 2022-07-03
    price $67,000
29. 2022-06-14
    price $69,000
30. 2022-04-23
    listed $79,000 Active
31. 2021-12-30
    soldstatus
32. 2001-09-05
    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: $962 · $80/mo
• Projected year-2 tax: $1,096 · $91/mo
• Expected delta: +$134/yr (+$11/mo · 13.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $15,600
• − Mortgage interest: −$3,355
• − Property taxes: −$962
• − Insurance: −$300
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$1,743
• Taxable income: $6,744
• Est. tax owed @ 24.0%: −$1,619
• After-tax cash flow: $5,674/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: Dekalb ISD
• NCES district ID: 4816570
• Math proficiency: 44% ▲ 6.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $40,661
• Composite: 34.46/100
• National rank: #5193
• State rank: #403 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

• Census place: De Kalb, TX
• 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

-24.2% since first listed

18 events — show timeline

• 2026-05-14 Relisted — TBOR
• 2026-05-14 Price Changed $59,900 TBOR
• 2026-05-06 Delisted — TBOR
• 2025-12-02 Price Changed $64,900 TBOR
• 2025-11-05 Listed $69,000 TBOR
• 2024-11-20 Sold (Public Records) — Public Records
• 2024-11-15 Sold (MLS) — TBOR
• 2024-11-08 Pending — TBOR
• 2024-09-20 Price Changed $50,000 TBOR
• 2024-07-12 Price Changed $60,000 TBOR
• 2024-05-03 Price Changed $70,399 TBOR
• 2024-03-18 Listed $78,800 TBOR
• 2023-01-13 Listing Removed — HARMLS
• 2022-07-03 Price Changed $67,000 HARMLS
• 2022-06-14 Price Changed $69,000 HARMLS
• 2022-04-23 Listed $79,000 HARMLS
• 2021-12-30 Sold (Public Records) — Public Records
• 2001-09-05 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $962 · -28.6% YoY. Source: county tax records.