1003 Brooks St · New Boston, TX 75570

$57,200

3 bd · 2.0 ba · 1,360 sqft · SingleFamily public records · 1 Days on market

10,454 sqft lot $42/sqft · 62% 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
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

FOR SALE ONLY - Located in a quiet, established neighborhood in New Boston, Texas 3-bedroom, 2-bathroom home offers approximately 1,360 square feet of living space and presents a strong opportunity for investors or future homeowners in Bowie County real estate. The home features a functional and spacious layout, an established yard, and a location that adds long-term value. Conveniently situated just minutes from New Boston ISD, including Crestview Elementary, New Boston Middle School, and New Boston High School, the property offers easy access to local schools, shopping, and everyday amenities. Whether you're searching for a rental property in Bowie County, a long-term investment, or a fut

Key facts

• Established yard
• 0.24 acre lot
• Garage

Tags

• QUIET ESTABLISHED NEIGHBORHOOD
• FUNCTIONAL SPACIOUS LAYOUT
• ESTABLISHED YARD
• EASY ACCESS TO LOCAL SCHOOLS
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• Other: Listing handled by Rip England Premier Realty LLC

Exterior

• Parking: Attached garage with 1 covered space; 1 carport space (total 1 parking space listed)
• Utilities: Water and utilities: see remarks
• Home design: Single-family residence; One story
• Construction: Frame construction; Pillar/post/pier foundation
• Exterior features: Front porch; Partial fencing; Lot on a city street with gravel and paved road access; Lot size approximately 0.24 acres

Interior

• Flooring: Wood
• Bathrooms: 2 full bathrooms
• Interior features: Wood flooring; Appliances not included
• Laundry & utility: Laundry details available in remarks

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $628 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).

Location & tenants

• Location reads 59/100 on livability (#1,178 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, amenities F, commute F.
• New Boston ISD (town): math 34% / reading 37% proficiency, ranked #518 of 826 in TX (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crestview El (math 30% / reading 29%, grade F, #2,525 of 4,322 statewide, top 62%, 584 students, 82% FRL); New Boston Middle (math 43% / reading 43%, grade D-, #540 of 1,662 statewide, top 33%, 249 students, 81% FRL); New Boston H S (math 17% / reading 42%, grade F, #1,112 of 1,632 statewide, top 70%, 321 students, 64% FRL) — zoned schools average 76% FRL vs 54% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 90 active listings in the ZIP; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $395 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.26% ✓
• Cap rate: 19.47%
• Cash-on-cash: 47.05%
• DSCR: 3.09
• GRM: 3.7

CMA / ARV

• ARV (median comp): $149,595
• List price: $57,200
• Delta: -61.76%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 44.4%
• Equity multiple: 2.92×
• Total profit: $30,743
• Equity at exit: $8,529

10-year hold

• IRR: 50.3%
• Equity multiple: 5.89×
• Total profit: $78,341
• Equity at exit: $4,946

Cash invested: $16,016 (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 75570

• Home prices YoY: -20.1%
• Active inventory: 90
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,291 medium
• Mortgage (P&I): −$300
• Tax from tax record: −$68 /mo · $813/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $628

Break-even live

Break-even rent $496

Max offer price $57,200

Occupancy floor 46%

Sensitivity live

Price	-10% $660	-5% $644	+0% $628	+5% $612	+10% $596
Rent	-10% $526	-5% $577	+0% $628	+5% $679	+10% $730
Rate	-1.0pp $657	-0.5pp $643	base $628	+0.5pp $613	+1.0pp $598

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: $14,300
• Closing costs: $1,716
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on marketlisting id $57,200 Active 1 DOM
2. 2026-06-18
   days on market $57,200 Active 149 DOM
3. 2026-06-17
   days on market $57,200 Active 148 DOM
4. 2026-06-16
   days on market $57,200 Active 147 DOM
5. 2026-06-15
   days on market $57,200 Active 146 DOM
6. 2026-06-15
   days on market $57,200 Active 145 DOM
7. 2026-06-13
   days on market $57,200 Active 144 DOM
8. 2026-06-12
   status $57,200 Active 143 DOM
9. 2026-05-08
   status Pending 1118-char remark
10. 2026-01-04
    price $57,200 1118-char remark
11. 2025-12-16
    listed $61,200 Active 1118-char remark
12. 2025-11-15
    price $61,200
13. 2020-10-27
    soldstatus
14. 1999-12-22
    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: $813 · $68/mo
• Projected year-2 tax: $1,047 · $87/mo
• Expected delta: +$233/yr (+$19/mo · 28.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $15,487
• − Mortgage interest: −$3,204
• − Property taxes: −$813
• − Insurance: −$286
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$1,664
• Taxable income: $7,041
• Est. tax owed @ 24.0%: −$1,690
• After-tax cash flow: $5,846/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: New Boston ISD
• NCES district ID: 4832340
• Math proficiency: 34% ▲ 2.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $42,689
• Composite: 30.06/100
• National rank: #6351
• State rank: #518 of 826 in TX

Livability — New Boston

• Score: 59/100
• State rank: #1178
• US rank: #20597

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Boston, TX
• City population: 11,047
• Population (ZIP): 11,047

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 (70%)
• Race & ethnicity: White 70% Black 15% Hispanic / Latino 11% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 1% Portuguese 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▼ -39.50%
• Current HPI: 156.8696
• 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

-6.5% since first listed

5 events — show timeline

• 2026-06-20 Listed $57,200 TBOR
• 2026-01-04 Price Changed $57,200 TBOR
• 2025-11-15 Price Changed $61,200 TBOR
• 2020-10-27 Sold (Public Records) — Public Records
• 1999-12-22 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $813 · -15.6% YoY. Source: county tax records.