1120 Ave G · Ralls, TX 79357

$23,000

2 bd · 2.0 ba · 1,472 sqft · SingleFamily public records · 48 Days on market

Built 1950 0.28 ac lot ↓ 49% 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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

2/2/2 family home in Ralls with large bedrooms. A recent HVAC system. Nice shop in the backyard, 2 storage units, cheap taxes and a large lot.

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1950

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Driveway; Additional parking; Second garage (separate structure)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas available; Water connected; Sewer connected
• Home design: Single family residence; 1 story
• Construction: Asbestos construction material; Composition roof; Slab foundation; Built on one level
• Exterior features: Storage; Fenced backyard; Back yard; City lot; Corner lot; Asphalt/paved city street frontage; Publicly maintained road

Interior

• Kitchen: Gas water heater (no built-in appliances listed)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Electric cooling; Ceiling fans
• Interior features: Ceiling fans; Storage; Wood-burning fireplace (1)
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $23k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $23k).
• Recommended offer: $22k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#685 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, amenities F, commute F.
• Ralls ISD (rural): math 23% / reading 26% proficiency, ranked #728 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ralls El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 192 students, 88% FRL); Ralls Middle (math 27% / reading 27%, grade F, #1,177 of 1,662 statewide, top 72%, 108 students, 79% FRL); Ralls H S (math 5% / reading 15%, grade F, #1,566 of 1,632 statewide, top 97%, 153 students, 75% FRL).
• Market conditions: 19 active listings in the ZIP.

Forward outlook

• In year one you build about $845 of equity ($159 loan paydown + $686 appreciation (3.0% local appreciation)).
• Crosby County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $7k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,310 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 4.63% ✓
• Cap rate: 41.91%
• Cash-on-cash: 127.20%
• DSCR: 6.66
• GRM: 1.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.18×
• Total profit: $46,242
• Equity at exit: $10,320

10-year hold

• IRR: —
• Equity multiple: 17.11×
• Total profit: $103,739
• Equity at exit: $15,887

Cash invested: $6,440 (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 79357

• Home prices YoY: 3.2%
• Active inventory: 19
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$121
• Tax est. 1.5%: −$29 /mo · $345/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $683

Break-even live

Break-even rent $201

Max offer price $23,000

Occupancy floor 31%

Sensitivity live

Price	-10% $699	-5% $691	+0% $683	+5% $675	+10% $667
Rent	-10% $598	-5% $641	+0% $683	+5% $725	+10% $767
Rate	-1.0pp $694	-0.5pp $688	base $683	+0.5pp $677	+1.0pp $671

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: $5,750
• Closing costs: $690
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-01
   status Pending
2. 2026-04-25
   status Active
3. 2026-04-11
   status Pending
4. 2026-04-01
   price $23,000
5. 2026-03-18
   status Active
6. 2026-03-03
   status Pending
7. 2026-02-13
   listed $30,000 Active
8. 2015-06-25
   soldstatus 142-char remark

   Show marketing remark (142 chars)

   2/2/2 family home in Ralls with large bedrooms. A recent HVAC system. Nice shop in the backyard, 2 storage units, cheap taxes and a large lot.

9. 2015-06-25
   soldstatus

   Show marketing remark (142 chars)

   2/2/2 family home in Ralls with large bedrooms. A recent HVAC system. Nice shop in the backyard, 2 storage units, cheap taxes and a large lot.

10. 2014-09-03
    listed $45,000 142-char remark

    Show marketing remark (142 chars)

    2/2/2 family home in Ralls with large bedrooms. A recent HVAC system. Nice shop in the backyard, 2 storage units, cheap taxes and a large lot.

11. 2000-12-07
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,783
• − Mortgage interest: −$1,288
• − Property taxes: −$345
• − Insurance: −$115
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$669
• Taxable income: $8,320
• Est. tax owed @ 24.0%: −$1,997
• After-tax cash flow: $6,194/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: Ralls ISD
• NCES district ID: 4836390
• Math proficiency: 23% ▼ -6.00%
• Reading proficiency: 26% ▼ -1.00%
• Median HH income: $35,203
• Composite: 20.23/100
• National rank: #8626
• State rank: #728 of 826 in TX

Livability — Ralls

• Score: 65/100
• State rank: #685
• US rank: #12805

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ralls, TX
• Population (ZIP): 1,883

Population outlook (Crosby County) Hauer SSP2

• Today (2025): 5,795 people
• By 2030: 5,626 · -2.9%
• By 2040: 5,198 · -10.3%
• By 2050: 4,696 · -19.0%
• By 2075: 3,250 · -43.9%
• By 2100: 2,123 · -63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (52%)
• Race & ethnicity: Hispanic / Latino 52% White 46% Two or more races 12% Black 2%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Serbian 4% Romanian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 67% English-only · Spanish 33%

Political lean MEDSL · Crosby

• 2024 margin: Solid R (+51.3) · D 24.0% · R 75.3%
• 2008→2024 swing: -23.3pp toward R · 2008: -28.1pp · 2024: -51.3pp
• All cycles: 2024: R+51.3 2020: R+44.5 2016: R+41.6 2012: R+27.6 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.98%
• Current HPI: 95.4996
• 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

-48.9% since first listed

11 events — show timeline

• 2026-05-01 Pending — LARMLS
• 2026-04-25 Relisted — LARMLS
• 2026-04-11 Pending — LARMLS
• 2026-04-01 Price Changed $23,000 LARMLS
• 2026-03-18 Relisted — LARMLS
• 2026-03-03 Pending — LARMLS
• 2026-02-13 Listed $30,000 LARMLS
• 2015-06-25 Sold (Public Records) — Public Records
• 2015-06-25 Sold (MLS) — LARMLS
• 2014-09-03 Listed $45,000 LARMLS
• 2000-12-07 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,864 · +10.0% YoY. Source: county tax records.