406 N Maple St · Darrouzett, TX 79024

$102,000

3 bd · 2.0 ba · 1,444 sqft · SingleFamily public records · 17 Days on market

Built 1975 10,080 sqft lot ↓ 5% since listing

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Why this score? — see what drove the C 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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +6.3/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nice, brick home with 3 bedrooms, 2 bathrooms with shower only, lots of built in storage, spacious closets, updated flooring, storm cellar/basement, fenced yard, huge storage shed/shop.

Key facts

• Built in storage
• Fenced yard
• Spacious closets

Tags

• BRICK HOME
• BUILT IN STORAGE
• SPACIOUS CLOSETS
• UPDATED FLOORING
• STORM CELLAR
• FENCED YARD

Property features AI

Finance

• Other: Lot dimensions approximately 72 x 140; Residential zoning (7000 series)
• HOA & community: Golf community feature

Exterior

• Parking: Attached garage with garage door opener; Garage faces front; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Faces west
• Construction: Brick / brick veneer construction; Composition roof; Pillar/post/pier foundation; Built in prior years
• Exterior features: Wood fencing; Storage structure

Interior

• Kitchen: Range; Dishwasher
• Bathrooms: Two three-quarter bathrooms
• Heating & cooling: Natural gas central heating; Central electric cooling; Ceiling fans
• Interior features: Pantry
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $100k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#802 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Darrouzett ISD (rural): math 35% / reading 20% proficiency, ranked #1,027 of 1,141 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($705 loan paydown + $3k appreciation (3.0% local appreciation)).
• Lipscomb County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, 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 17 days — a 2% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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.

Recommended offer $100,470 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.43%
• DSCR: 1.29
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 13.5%
• Equity multiple: 1.77×
• Total profit: $22,088
• Equity at exit: $45,864

10-year hold

• IRR: 15.4%
• Equity multiple: 3.28×
• Total profit: $65,053
• Equity at exit: $70,681

Cash invested: $28,560 (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 79024

• Active inventory: 4
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$535
• Tax from tax record: −$182 /mo · $2,189/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $153

Break-even live

Break-even rent $962

Max offer price $102,000

Occupancy floor 82%

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $102,000 Active 17 DOM
2. 2026-06-17
   days on market $102,000 Active 16 DOM
3. 2026-06-16
   days on market $102,000 Active 15 DOM
4. 2026-06-15
   days on market $102,000 Active 14 DOM
5. 2026-06-13
   days on market $102,000 Active 12 DOM
6. 2026-06-12
   days on market $102,000 Active 11 DOM
7. 2026-06-09
   days on market $102,000 Active 8 DOM
8. 2026-06-08
   days on market $102,000 Active 7 DOM
9. 2026-06-08
   days on market $102,000 Active 6 DOM
10. 2026-06-05
    days on market $102,000 Active 4 DOM
11. 2026-06-03
    days on market $102,000 Active 2 DOM
12. 2026-06-02
    remarks 185-char remark
13. 2026-06-02
    listed $102,000 Active 1 DOM

ⓘ 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: $2,189 · $182/mo
• Projected year-2 tax: $2,189 · $182/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $13,867
• − Mortgage interest: −$5,714
• − Property taxes: −$2,189
• − Insurance: −$510
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$2,967
• Taxable income: $268
• Est. tax owed @ 24.0%: −$64
• After-tax cash flow: $1,773/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: Darrouzett ISD
• NCES district ID: 4816320
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 20% ▲ 9.00%
• Median HH income: $56,234
• Composite: 27.69/100
• National rank: #12321
• State rank: #1027 of 1141 in TX

Livability — Darrouzett

• Score: 64/100
• State rank: #802
• US rank: #14650

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Darrouzett, TX
• Population (ZIP): 351

Population outlook (Lipscomb County) Hauer SSP2

• Today (2025): 4,045 people
• By 2030: 4,275 · +5.7%
• By 2040: 4,723 · +16.8%
• By 2050: 5,121 · +26.6%
• By 2075: 5,959 · +47.3%
• By 2100: 6,040 · +49.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 19% Two or more races 14%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Serbian 7% Lithuanian 3% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Lipscomb

• 2024 margin: Solid R (+79.6) · D 9.8% · R 89.4%
• 2008→2024 swing: -4.9pp toward R · 2008: -74.7pp · 2024: -79.6pp
• All cycles: 2024: R+79.6 2020: R+79.4 2016: R+77.5 2012: R+79.2 2008: R+74.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-4.7% since first listed

2 events — show timeline

• 2026-06-01 Listed $102,000 AARMLS
• 2022-01-21 Listed $107,000 AARMLS

Property tax history

+2.3%/yr

Latest (2025): $2,189 · -1.4% YoY. Source: county tax records.