709 Lee St · Bowie, TX 76230

$149,163

3 bd · 2.0 ba · 1,670 sqft · SingleFamily public records · 52 Days on market

Built 1966 0.34 ac lot $89/sqft · 33% below area Est $222k · 33% 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 +15.0/15.0
• Cash flow +14.5/30.0
• 1% rule +4.6/10.0
• DSCR +4.4/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.34 acre lot
• Garage
• Built 1966

Property features AI

Finance

• Other: Directions: please use GPS; County: Montague; Country: United States; Geocode confidence: High; Possession at closing/funding
• Financial info: Special listing condition: Real Estate Owned; Treat as clear loan type; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Carport (covered) for 1 vehicle; Attached garage with space for 1 vehicle
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Property is not attached
• Construction: Built in 1966
• Exterior features: Lot in Valley View subdivision; Lot under 0.5 acre (approximately 0.338 acres); No barns

Interior

• Kitchen: Gas cooktop; Kitchen with built-in cabinets; Eat-in kitchen layout
• Bedrooms: Three bedrooms (all on the main level); Primary bedroom (main level) with primary bathroom
• Bathrooms: Two full bathrooms
• Interior features: Eat-in kitchen; Seven total rooms; One living area; One dining area; One-level layout

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $32 ($381/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (4.5% below list).
• Recommended offer: $143k (4.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.2% in Bowie — 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 64/100 on livability (#796 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Bowie ISD (town): math 34% / reading 41% proficiency, ranked #469 of 826 in TX (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bowie El (422 students, 65% FRL) — zoned schools average 65% FRL vs 42% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 241 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 23 units permitted in Montague County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Montague County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,507 (4.5% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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 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. 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?
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: 0.96% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 8.7

CMA / ARV

• ARV (median comp): $221,570
• List price: $149,163
• Delta: -32.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 Pillar St	0.11mi	3/2.0	1,741 (+4%)	2mo	$349,000	$200	86
705 Pillar St	0.08mi	4/1.5 (+1)	1,708 (+2%)	2mo	$140,000	$82	84
1307 Rock St	0.40mi	3/2.0	1,626 (-3%)	2mo	$240,000	$148	75
507 Galia St	0.30mi	3/1.5	1,561 (-6%)	4mo	$198,500	$127	70
307 Rock St	0.47mi	3/2.0	1,760 (+5%)	0mo	$219,900	$125	69
1308 Raborn St	0.50mi	3/2.0	1,581 (-5%)	3mo	$236,500	$150	66
1408 Nugent St	0.51mi	3/2.0	1,760 (+5%)	5mo	$240,000	$136	63
421 Elba St	0.54mi	3/1.0	1,704 (+2%)	7mo	$169,999	$100	62
1217 N Lamb St	0.39mi	3/2.0	1,464 (-12%)	1mo	$140,000	$96	60
305 E Nelson St	0.51mi	3/2.0	1,792 (+7%)	7mo	$138,000	$77	58
307 Elba St	0.69mi	2/1.0 (-1)	1,690 (+1%)	8mo	$59,000	$35	50
610 Cooper St	0.68mi	3/2.0	1,475 (-12%)	3mo	$114,500	$78	46

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-22,089
• Equity at exit: $22,241

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-16,387
• Equity at exit: $12,897

Cash invested: $41,766 (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 76230

• Home prices YoY: -27.1%
• Active inventory: 241
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$782
• Tax from tax record: −$250 /mo · $2,996/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $32

Break-even live

Break-even rent $1,385

Max offer price $149,163

Occupancy floor 93%

Sensitivity live

Price	-10% $116	-5% $74	+0% $32	+5% $-10	+10% $-53
Rent	-10% $-81	-5% $-25	+0% $32	+5% $88	+10% $144
Rate	-1.0pp $107	-0.5pp $70	base $32	+0.5pp $-7	+1.0pp $-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: $37,291
• Closing costs: $4,475
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
903 N Lamb St Bowie, TX	3.0	1.0	1269	$1,450	$1.14	0d	1	0.28mi
418 Elba St Bowie, TX	3.0	2.0	1200	$1,400	$1.17	0d	1	0.58mi
911 U.S. 81 Unit D Bowie, TX	3.0	2.0	1200	$1,350	$1.12	0d	1	1.50mi

Listing history 20 events

1. 2026-06-21
   days on market $149,163 Active 52 DOM
2. 2026-06-21
   days on market $149,163 Active 51 DOM
3. 2026-06-18
   days on market $149,163 Active 49 DOM
4. 2026-06-17
   days on market $149,163 Active 48 DOM
5. 2026-06-16
   days on market $149,163 Active 47 DOM
6. 2026-06-15
   days on market $149,163 Active 46 DOM
7. 2026-06-13
   days on market $149,163 Active 44 DOM
8. 2026-06-12
   days on market $149,163 Active 43 DOM
9. 2026-06-09
   days on market $149,163 Active 40 DOM
10. 2026-06-08
    days on market $149,163 Active 39 DOM
11. 2026-06-08
    days on market $149,163 Active 38 DOM
12. 2026-06-07
    days on market $149,163 Active 37 DOM
13. 2026-06-03
    days on market $149,163 Active 34 DOM
14. 2026-06-02
    days on market $149,163 Active 33 DOM
15. 2026-06-01
    days on market $149,163 Active 32 DOM
16. 2026-05-31
    days on market $149,163 Active 31 DOM
17. 2026-04-30
    listed $149,163 Active
18. 2011-08-09
    soldstatus
19. 2007-04-20
    soldstatus
20. 2003-01-10
    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: $2,996 · $250/mo
• Projected year-2 tax: $2,996 · $250/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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $17,101
• − Mortgage interest: −$8,355
• − Property taxes: −$2,996
• − Insurance: −$746
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$4,339
• Taxable loss: −$2,072
• Est. tax savings @ 24.0%: +$497
• After-tax cash flow: $878/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: Bowie ISD
• NCES district ID: 4810990
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 41% ▼ -2.00%
• Median HH income: $45,720
• Composite: 31.99/100
• National rank: #5836
• State rank: #469 of 826 in TX

Livability — Bowie

• Score: 64/100
• State rank: #796
• US rank: #14499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bowie, TX
• Population (ZIP): 9,885

Population outlook (Montague County) Hauer SSP2

• Today (2025): 18,216 people
• By 2030: 17,603 · -3.4%
• By 2040: 16,451 · -9.7%
• By 2050: 15,424 · -15.3%
• By 2075: 13,365 · -26.6%
• By 2100: 10,998 · -39.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 7%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Serbian 2% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 10% Other Indo-European 1%

Political lean MEDSL · Montague

• 2024 margin: Solid R (+77.7) · D 10.9% · R 88.5%
• 2008→2024 swing: -19.2pp toward R · 2008: -58.5pp · 2024: -77.7pp
• All cycles: 2024: R+77.7 2020: R+76.6 2016: R+77.2 2012: R+70.1 2008: R+58.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.69%
• Current HPI: 204.0919
• 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

4 events — show timeline

• 2026-04-30 Listed $149,163 NTREIS
• 2011-08-09 Sold (Public Records) — Public Records
• 2007-04-20 Sold (Public Records) — Public Records
• 2003-01-10 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,996 · +0.0% YoY. Source: county tax records.