124 County Road 466 · Ben Bolt, TX 78332

$68,235

3 bd · 1.0 ba · 1,800 sqft · SingleFamily public records · 286 Days on market

Built 1935 Poor condition 0.34 ac lot $38/sqft · 66% below area ↓ 7% 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
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUST LISTED THIS FIXER UPPER! Take a look at this promising fixer-upper opportunity in Alice, Texas! This three-bedroom, two-bathroom home has approximately 1,800 square feet of living space and is located on a large one third of an acre lot that has plenty of room for expansion and outdoor activities. While in need of work and renovations, this property presents the chance to create your dream home. Sold as-is, it offers a blank canvas for customization and transformation into a wonderful living space. This location provides you with direct access to US-281, and easy access to local parks, RV centers, and more! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• 0.34 acre lot
• Built 1935
• Listed 286 days

Tags

• LARGE ONE THIRD ACRE LOT
• DIRECT ACCESS TO US-281
• EASY ACCESS TO LOCAL PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $68k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $709 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $60k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Ben Bolt-Palito Blanco ISD (rural): math 22% / reading 36% proficiency, ranked #639 of 826 in TX (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 220 active listings in the ZIP; 6 units permitted in Jim Wells County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $472 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jim Wells County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,046 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 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 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.13% ✓
• Cap rate: 18.76%
• Cash-on-cash: 44.53%
• DSCR: 2.98
• GRM: 3.9

CMA / ARV

• ARV (median comp): $200,990
• List price: $68,235
• Delta: -66.05%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 41.5%
• Equity multiple: 2.78×
• Total profit: $34,103
• Equity at exit: $10,174

10-year hold

• IRR: 47.7%
• Equity multiple: 5.60×
• Total profit: $87,851
• Equity at exit: $5,900

Cash invested: $19,106 (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 78332

• Active inventory: 220
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,452 medium
• Mortgage (P&I): −$358
• Tax from tax record: −$52 /mo · $625/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $709

Break-even live

Break-even rent $555

Max offer price $68,235

Occupancy floor 46%

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: $17,059
• Closing costs: $2,047
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $68,235 Active 286 DOM
2. 2026-06-17
   days on market $68,235 Active 285 DOM
3. 2026-06-16
   days on market $68,235 Active 284 DOM
4. 2026-06-15
   days on market $68,235 Active 283 DOM
5. 2026-06-13
   days on market $68,235 Active 281 DOM
6. 2026-06-12
   days on market $68,235 Active 280 DOM
7. 2026-06-09
   days on market $68,235 Active 277 DOM
8. 2026-06-08
   days on market $68,235 Active 276 DOM
9. 2026-06-08
   days on market $68,235 Active 275 DOM
10. 2026-06-05
    days on market $68,235 Active 273 DOM
11. 2026-06-03
    days on market $68,235 Active 271 DOM
12. 2026-06-02
    days on market $68,235 Active 270 DOM
13. 2026-06-01
    days on market $68,235 Active 269 DOM
14. 2026-05-31
    days on market $68,235 Active 268 DOM
15. 2026-02-20
    price $68,235 844-char remark

    Show marketing remark (844 chars)

    JUST LISTED THIS FIXER UPPER! Take a look at this promising fixer-upper opportunity in Alice, Texas! This three-bedroom, two-bathroom home has approximately 1,800 square feet of living space and is located on a large one third of an acre lot that has plenty of room for expansion and outdoor activities. While in need of work and renovations, this property presents the chance to create your dream home. Sold as-is, it offers a blank canvas for customization and transformation into a wonderful living space. This location provides you with direct access to US-281, and easy access to local parks, RV centers, and more! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

16. 2025-09-05
    listed $73,235 Active 844-char remark

    Show marketing remark (844 chars)

    JUST LISTED THIS FIXER UPPER! Take a look at this promising fixer-upper opportunity in Alice, Texas! This three-bedroom, two-bathroom home has approximately 1,800 square feet of living space and is located on a large one third of an acre lot that has plenty of room for expansion and outdoor activities. While in need of work and renovations, this property presents the chance to create your dream home. Sold as-is, it offers a blank canvas for customization and transformation into a wonderful living space. This location provides you with direct access to US-281, and easy access to local parks, RV centers, and more! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

ⓘ 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: $625 · $52/mo
• Projected year-2 tax: $1,249 · $104/mo
• Expected delta: +$623/yr (+$52/mo · 99.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $17,429
• − Mortgage interest: −$3,822
• − Property taxes: −$625
• − Insurance: −$341
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$1,985
• Taxable income: $7,867
• Est. tax owed @ 24.0%: −$1,888
• After-tax cash flow: $6,620/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 · 12 photos

Poor 20/100 Extensive rehab

This fixer-upper property requires extensive renovations to bring it up to code and improve its safety and aesthetics. The home is in poor condition and presents a significant opportunity for an investor to create a move-in-ready property.

Repairs flagged

• Major Exposed framing in kitchen and bathrooms — Structural integrity compromised
• Major Missing cabinets and countertops in kitchen — Basic functionality lost
• Major Exposed drywall and missing paint in interior walls — Safety hazard and aesthetic issue
• Major Weathered siding and missing trim — Structural integrity and aesthetics compromised
• Major Exposed subfloor and missing flooring — Safety hazard and aesthetic issue
• Major Broken glass in windows — Safety hazard
• Major Exposed ductwork in HVAC — Safety hazard and functionality compromised

Value-add opportunities

• Both New roof — Improves safety and aesthetics
• Both New siding and trim — Improves safety and aesthetics
• Both New flooring and cabinets — Improves safety and aesthetics
• Both New drywall and paint — Improves safety and aesthetics
• Both New windows — Improves safety and aesthetics
• Both New HVAC system — Improves safety and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed framing in kitchen and bathrooms · Structural integrity compromised	Major	$15,000–50,000
Missing cabinets and countertops in kitchen · Basic functionality lost	Major	$15,000–50,000
Exposed drywall and missing paint in interior walls · Safety hazard and aesthetic issue	Major	$15,000–50,000
Weathered siding and missing trim · Structural integrity and aesthetics compromised	Major	$15,000–50,000
Exposed subfloor and missing flooring · Safety hazard and aesthetic issue	Major	$15,000–50,000
Broken glass in windows · Safety hazard	Major	$15,000–50,000
Exposed ductwork in HVAC · Safety hazard and functionality compromised	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both New roof — Improves safety and aesthetics ↑
• Both New siding and trim — Improves safety and aesthetics ↑
• Both New flooring and cabinets — Improves safety and aesthetics ↑
• Both New drywall and paint — Improves safety and aesthetics ↑
• Both New windows — Improves safety and aesthetics ↑
• Both New HVAC system — Improves safety and functionality ↑

ⓘ 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: Ben Bolt-Palito Blanco ISD
• NCES district ID: 4809870
• Math proficiency: 22% ▼ -25.00%
• Reading proficiency: 36% ▼ -2.00%
• Median HH income: $48,867
• Composite: 25.21/100
• National rank: #7509
• State rank: #639 of 826 in TX

Livability — Ben Bolt

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Ben Bolt, TX
• City population: 338
• Population (ZIP): 27,281

Population outlook (Jim Wells County) Hauer SSP2

• Today (2025): 43,325 people
• By 2030: 44,156 · +1.9%
• By 2040: 45,790 · +5.7%
• By 2050: 47,455 · +9.5%
• By 2075: 51,800 · +19.6%
• By 2100: 52,006 · +20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (84%)
• Race & ethnicity: Hispanic / Latino 84% White 14% Two or more races 14%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 4% · Canada
• Languages at home: 50% English-only · Spanish 49%

Political lean MEDSL · Jim Wells

• 2024 margin: R (+15.5) · D 42.0% · R 57.5%
• 2008→2024 swing: -31.6pp toward R · 2008: 16.1pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+9.8 2016: D+10.3 2012: D+17.0 2008: D+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -123.86%
• Current HPI: 77.6253
• 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

-6.8% since first listed

2 events — show timeline

• 2026-02-20 Price Changed $68,235 HARMLS
• 2025-09-05 Listed $73,235 HARMLS

Property tax history

-20.5%/yr

Latest (2025): $625 · -20.5% YoY. Source: county tax records.