1221 Webb · Daingerfield, TX 75638

$149,500

3 bd · 1.0 ba · 1,497 sqft · SingleFamily public records · 29 Days on market

Built 1956 0.35 ac lot $100/sqft · 10% below area Est $166k · 10% under

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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).

• ARV discount +11.9/15.0
• Cash flow +9.2/30.0
• Appreciation +6.6/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

3/2/1 Located close to schools, this home has been completely remodeled…. .new floor covering, paint, ceiling fans, bathroom fixtures, new kitchen appliances. Home has walk-in closets, utility room and storage room. A fenced back yard for your two and four legged babies. Outside Storage building.

Key facts

• Lvt floors
• Hvac
• Utility room

Tags

• LIVING AREA
• UTILITY ROOM
• LVT FLOORS
• KITCHEN CABINETS
• HVAC
• WATER HEATER

Property features AI

Exterior

• Parking: One-car garage with workshop; Carport
• Utilities: Natural gas available; Public sewer
• Home design: Single-family residence; One level
• Construction: Pillar/post/pier foundation
• Exterior features: Partial fencing; Corner, level lot; Asphalt road access; Storage structure on property

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Electric heating; Natural gas heating; Central air conditioning
• Interior features: Gas water heater; Nine total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (21.7% below list).
• Recommended offer: $117k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.5% in Daingerfield — 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 67/100 on livability (#536 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Daingerfield-Lone Star ISD (town): math 24% / reading 32% proficiency, ranked #679 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: West El (270 students, 90% FRL); Daingerfield J H (math 26% / reading 30%, grade F, #1,143 of 1,662 statewide, top 69%, 228 students, 86% FRL); Daingerfield H S (math 12% / reading 47%, grade F, #1,112 of 1,632 statewide, top 70%, 297 students, 83% FRL) — zoned schools average 86% FRL vs 71% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 86 active listings in the ZIP; 3 units permitted in Morris County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.1% local appreciation)).
• Morris County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.
• Current owner paid $74k; list at $150k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $117,127 (21.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.21%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (median comp): $165,734
• List price: $149,500
• Delta: -4.06%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Hillcrest Blvd	0.52mi	3/2.0	1,445 (-4%)	1mo	$85,000	$59	65
111 Eg Mcmillan Way	0.47mi	3/2.0	1,454 (-3%)	16mo	$209,900	$144	56
1107 Glenn St	0.22mi	3/2.0	1,638 (+9%)	24mo	$175,000	$107	50
119 E G Mcmillan Way	0.51mi	3/2.0	1,333 (-11%)	15mo	$199,000	$149	41
501 N Willis St	0.74mi	3/2.0	1,668 (+11%)	8mo	$46,000	$28	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.28×
• Total profit: $11,759
• Equity at exit: $68,145

10-year hold

• IRR: 7.9%
• Equity multiple: 2.21×
• Total profit: $50,845
• Equity at exit: $105,743

Cash invested: $41,860 (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 75638

• Home prices YoY: 1.7%
• Active inventory: 86
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,171 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$191 /mo · $2,293/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-112

Break-even live

Break-even rent $1,313

Max offer price $129,700

Occupancy floor —

Sensitivity live

Price	-10% $-27	-5% $-70	+0% $-112	+5% $-154	+10% $-197
Rent	-10% $-205	-5% $-158	+0% $-112	+5% $-66	+10% $-20
Rate	-1.0pp $-37	-0.5pp $-74	base $-112	+0.5pp $-151	+1.0pp $-190

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $149,500 Active 29 DOM
2. 2026-06-19
   days on market $149,500 Active 27 DOM
3. 2026-06-18
   days on market $149,500 Active 26 DOM
4. 2026-06-17
   days on market $149,500 Active 25 DOM
5. 2026-06-16
   days on market $149,500 Active 24 DOM
6. 2026-06-15
   days on market $149,500 Active 23 DOM
7. 2026-06-14
   days on market $149,500 Active 21 DOM
8. 2026-06-12
   pricedays on marketlisting id $149,500 Active 20 DOM
9. 2026-02-04
   price $159,000 1018-char remark
10. 2026-01-20
    listed $169,900 Active 1018-char remark
11. 2020-08-17
    soldstatus
12. 2020-08-14
    soldstatus 304-char remark

    Show marketing remark (304 chars)

    3/2/1 Located close to schools, this home has been completely remodeled…. .new floor covering, paint, ceiling fans, bathroom fixtures, new kitchen appliances. Home has walk-in closets, utility room and storage room. A fenced back yard for your two and four legged babies. Outside Storage building.

13. 2020-07-08
    listed $119,000 304-char remark

    Show marketing remark (304 chars)

    3/2/1 Located close to schools, this home has been completely remodeled…. .new floor covering, paint, ceiling fans, bathroom fixtures, new kitchen appliances. Home has walk-in closets, utility room and storage room. A fenced back yard for your two and four legged babies. Outside Storage building.

14. 2020-01-27
    soldstatus
15. 2020-01-22
    soldstatus
16. 2019-07-21
    listed $70,000
17. 2014-11-14
    soldstatus
18. 2013-01-28
    soldstatus $74,250
19. 1999-03-16
    soldstatus
20. 1980-12-09
    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: $2,293 · $191/mo
• Projected year-2 tax: $2,736 · $228/mo
• Expected delta: +$443/yr (+$37/mo · 19.3%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,055
• − Mortgage interest: −$8,374
• − Property taxes: −$2,293
• − Insurance: −$748
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$4,349
• Taxable loss: −$3,958
• Est. tax savings @ 24.0%: +$950
• After-tax cash flow: $-395/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: Daingerfield-Lone Star ISD
• NCES district ID: 4816180
• Math proficiency: 24% ▼ -11.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $39,097
• Composite: 23.48/100
• National rank: #7877
• State rank: #679 of 826 in TX

Livability — Daingerfield

• Score: 67/100
• State rank: #536
• US rank: #10463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Daingerfield, TX
• Population (ZIP): 5,363

Population outlook (Morris County) Hauer SSP2

• Today (2025): 11,628 people
• By 2030: 11,126 · -4.3%
• By 2040: 10,181 · -12.4%
• By 2050: 9,408 · -19.1%
• By 2075: 8,268 · -28.9%
• By 2100: 7,463 · -35.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 59% Black 20% Hispanic / Latino 13% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Scottish 4% Italian 2% Lithuanian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 10% Vietnamese 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Morris

• 2024 margin: Solid R (+51.2) · D 24.1% · R 75.3%
• 2008→2024 swing: -30.2pp toward R · 2008: -21.0pp · 2024: -51.2pp
• All cycles: 2024: R+51.2 2020: R+39.4 2016: R+40.6 2012: R+26.7 2008: R+21.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.11%
• Current HPI: 186.7313
• 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

+101.3% since first listed

12 events — show timeline

• 2026-05-23 Listed $149,500 LAAR
• 2026-02-04 Price Changed $159,000 TBOR
• 2020-08-17 Sold (Public Records) — Public Records
• 2020-08-14 Sold (MLS) — GTAR
• 2020-07-08 Listed $119,000 GTAR
• 2020-01-27 Sold (Public Records) — Public Records
• 2020-01-22 Sold (MLS) — LAAR
• 2019-07-21 Listed $70,000 LAAR
• 2014-11-14 Sold (Public Records) — Public Records
• 2013-01-28 Sold (Public Records) $74,250 Public Records
• 1999-03-16 Sold (Public Records) — Public Records
• 1980-12-09 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $2,293 · +10.7% YoY. Source: county tax records.