410 S Bois Darc St · Blossom, TX 75416

$185,500

3 bd · 1.0 ba · 1,977 sqft · SingleFamily public records · 123 Days on market

0.28 ac lot $94/sqft · 9% below area Est $204k · 9% under ↓ 1% since listing

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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 +11.5/15.0
• Appreciation +8.1/10.0
• Cash flow +7.1/30.0
• Schools +4.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Located in the highly regarded Prairiland ISD and the city of Blossom on a quiet residential street. This home offers the perfect blend of comfort and convenience with easy access to nearby amenities and just a short drive to Paris. Enjoy this corner lot ideal for outdoor entertaining, gardening, or relaxing. The property features a functional layout with comfortable living spaces - excellent potential for any buyer with 3 bedrooms, 2 full baths, 2 living areas, large eat in kitchen with breakfast bar, 8x14 storage area in garage, 12x14 covered patio, 10x12 storage building for lawn equipment and so much more!

Key facts

• Large eat in kitchen
• Outdoor entertaining
• Covered patio

Tags

• CORNER LOT
• OUTDOOR ENTERTAINING
• LARGE EAT IN KITCHEN
• BREAKFAST BAR
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $186k.

Deal economics

• At list price, monthly cash flow is $-266 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (25.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (33.5% below list).
• Recommended offer: $123k (33.5% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 2.4% in Blossom — 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 59/100 on livability (#1,116 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, amenities F, commute F.
• Prairiland ISD (rural): math 52% / reading 51% proficiency, ranked #167 of 826 in TX (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Blossom El (math 62% / reading 52%, grade C+, #505 of 4,322 statewide, top 13%, 418 students, 55% FRL); Prairiland J H (math 54% / reading 52%, grade C+, #281 of 1,662 statewide, top 18%, 248 students, 57% FRL); Prairiland H S (math 37% / reading 62%, grade D, #509 of 1,632 statewide, top 34%, 292 students, 39% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 56 active listings in the ZIP; 119 units permitted in Lamar County in 2024 (71 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $11k appreciation (6.2% local appreciation)).
• Lamar County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,301 (33.5% 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. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
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. 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: 0.66% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.13%
• DSCR: 0.73
• GRM: 12.5

CMA / ARV

• ARV (median comp): $203,725
• List price: $185,500
• Delta: -8.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 S Holley	0.53mi	3/2.0	2,104 (+6%)	9mo	$210,000	$100	53
453 Private Road 44005	0.60mi	3/2.5	1,816 (-8%)	16mo	$389,900	$215	39

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

Projected returns pro-forma

6.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.74×
• Total profit: $38,475
• Equity at exit: $118,566

10-year hold

• IRR: 11.9%
• Equity multiple: 3.42×
• Total profit: $125,926
• Equity at exit: $216,720

Cash invested: $51,940 (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 75416

• Home prices YoY: 3.1%
• Active inventory: 56
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,233 medium
• Mortgage (P&I): −$973
• Tax from tax record: −$190 /mo · $2,274/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-266

Break-even live

Break-even rent $1,569

Max offer price $138,593

Occupancy floor —

Sensitivity live

Price	-10% $-161	-5% $-213	+0% $-266	+5% $-318	+10% $-371
Rent	-10% $-363	-5% $-314	+0% $-266	+5% $-217	+10% $-168
Rate	-1.0pp $-172	-0.5pp $-218	base $-266	+0.5pp $-314	+1.0pp $-362

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: $46,375
• Closing costs: $5,565
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $185,500 Active 123 DOM
2. 2026-06-21
   days on market $185,500 Active 122 DOM
3. 2026-06-21
   days on market $185,500 Active 121 DOM
4. 2026-06-18
   days on market $185,500 Active 119 DOM
5. 2026-06-17
   days on market $185,500 Active 118 DOM
6. 2026-06-16
   days on market $185,500 Active 117 DOM
7. 2026-06-15
   days on market $185,500 Active 116 DOM
8. 2026-06-15
   days on market $185,500 Active 115 DOM
9. 2026-06-13
   days on market $185,500 Active 114 DOM
10. 2026-06-12
    days on market $185,500 Active 113 DOM
11. 2026-06-09
    days on market $185,500 Active 110 DOM
12. 2026-06-08
    days on market $185,500 Active 109 DOM
13. 2026-06-08
    days on market $185,500 Active 108 DOM
14. 2026-06-07
    days on market $185,500 Active 107 DOM
15. 2026-06-03
    days on market $185,500 Active 104 DOM
16. 2026-06-02
    days on market $185,500 Active 103 DOM
17. 2026-06-01
    days on market $185,500 Active 102 DOM
18. 2026-05-31
    days on market $185,500 Active 101 DOM
19. 2026-04-24
    price $185,500 617-char remark

    Show marketing remark (617 chars)

    Located in the highly regarded Prairiland ISD and the city of Blossom on a quiet residential street. This home offers the perfect blend of comfort and convenience with easy access to nearby amenities and just a short drive to Paris. Enjoy this corner lot ideal for outdoor entertaining, gardening, or relaxing. The property features a functional layout with comfortable living spaces - excellent potential for any buyer with 3 bedrooms, 2 full baths, 2 living areas, large eat in kitchen with breakfast bar, 8x14 storage area in garage, 12x14 covered patio, 10x12 storage building for lawn equipment and so much more!

20. 2026-04-03
    status Active 617-char remark

    Show marketing remark (617 chars)

    Located in the highly regarded Prairiland ISD and the city of Blossom on a quiet residential street. This home offers the perfect blend of comfort and convenience with easy access to nearby amenities and just a short drive to Paris. Enjoy this corner lot ideal for outdoor entertaining, gardening, or relaxing. The property features a functional layout with comfortable living spaces - excellent potential for any buyer with 3 bedrooms, 2 full baths, 2 living areas, large eat in kitchen with breakfast bar, 8x14 storage area in garage, 12x14 covered patio, 10x12 storage building for lawn equipment and so much more!

21. 2026-03-29
    historical Active Option Contract 617-char remark

    Show marketing remark (617 chars)

    Located in the highly regarded Prairiland ISD and the city of Blossom on a quiet residential street. This home offers the perfect blend of comfort and convenience with easy access to nearby amenities and just a short drive to Paris. Enjoy this corner lot ideal for outdoor entertaining, gardening, or relaxing. The property features a functional layout with comfortable living spaces - excellent potential for any buyer with 3 bedrooms, 2 full baths, 2 living areas, large eat in kitchen with breakfast bar, 8x14 storage area in garage, 12x14 covered patio, 10x12 storage building for lawn equipment and so much more!

22. 2026-02-19
    listed $187,900 Active 617-char remark

    Show marketing remark (617 chars)

    Located in the highly regarded Prairiland ISD and the city of Blossom on a quiet residential street. This home offers the perfect blend of comfort and convenience with easy access to nearby amenities and just a short drive to Paris. Enjoy this corner lot ideal for outdoor entertaining, gardening, or relaxing. The property features a functional layout with comfortable living spaces - excellent potential for any buyer with 3 bedrooms, 2 full baths, 2 living areas, large eat in kitchen with breakfast bar, 8x14 storage area in garage, 12x14 covered patio, 10x12 storage building for lawn equipment and so much more!

ⓘ 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: $2,274 · $190/mo
• Projected year-2 tax: $3,395 · $283/mo
• Expected delta: +$1,120/yr (+$93/mo · 49.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $14,796
• − Mortgage interest: −$10,391
• − Property taxes: −$2,274
• − Insurance: −$928
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$5,396
• Taxable loss: −$6,560
• Est. tax savings @ 24.0%: +$1,575
• After-tax cash flow: $-1,612/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: Prairiland ISD
• NCES district ID: 4835740
• Math proficiency: 52% ▲ 5.00%
• Reading proficiency: 51% ▲ 7.00%
• Median HH income: $43,652
• Composite: 43.44/100
• National rank: #3010
• State rank: #167 of 826 in TX

Livability — Blossom

• Score: 59/100
• State rank: #1116
• US rank: #19760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blossom, TX
• Population (ZIP): 2,987

Population outlook (Lamar County) Hauer SSP2

• Today (2025): 48,319 people
• By 2030: 47,160 · -2.4%
• By 2040: 44,621 · -7.7%
• By 2050: 42,024 · -13.0%
• By 2075: 36,577 · -24.3%
• By 2100: 30,580 · -36.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 13% Hispanic / Latino 7% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Serbian 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Lamar

• 2024 margin: Solid R (+61.0) · D 19.2% · R 80.3%
• 2008→2024 swing: -19.1pp toward R · 2008: -42.0pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+57.4 2016: R+59.2 2012: R+50.3 2008: R+42.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.17%
• Current HPI: 202.3527
• 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

-1.3% since first listed

4 events — show timeline

• 2026-04-24 Price Changed $185,500 NTREIS
• 2026-04-03 Relisted — NTREIS
• 2026-03-29 Contingent — NTREIS
• 2026-02-19 Listed $187,900 NTREIS

Property tax history

+3.9%/yr

Latest (2025): $2,274 · +7.3% YoY. Source: county tax records.