912 Bell Ave · Turkey, TX 79261

$100,000

2 bd · 1.0 ba · 1,140 sqft · SingleFamily · 77 Days on market

Built 1992 Fair condition 0.40 ac lot

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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 +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Appreciation +5.0/10.0
• 1% rule +4.7/10.0
• Schools +4.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

2 bed, 1 bath home on 2.5 lots in Turkey, TX. The home has central heat and air, updated windows, and a metal roof that is approximately 4 years old. Recent updates include a new sewer line & new gas line run to the alley. Plumbing that has been redone. The large lot size provides extra space for outdoor use or future improvements.

Key facts

• Metal roof
• Central heat and air
• Updated windows

Tags

• CENTRAL HEAT AND AIR
• UPDATED WINDOWS
• METAL ROOF
• NEW SEWER LINE
• NEW GAS LINE
• REDONE PLUMBING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $79 ($946/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 $97k (2.5% below list).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,015 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment D+, crime F.
• Turkey-Quitaque ISD (rural): math 60% / reading 50% proficiency, ranked #262 of 1,141 in TX (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 12 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• Hall County population projected at -23% 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($94k) 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: severe 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 $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
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: 0.97% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.38%
• DSCR: 1.15
• GRM: 8.6

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: 10.7%
• Equity multiple: 1.61×
• Total profit: $17,084
• Equity at exit: $44,964

10-year hold

• IRR: 12.9%
• Equity multiple: 2.92×
• Total profit: $53,813
• Equity at exit: $69,295

Cash invested: $28,000 (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 79261

• Active inventory: 12
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $79

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 87%

Sensitivity live

Price	-10% $148	-5% $113	+0% $79	+5% $44	+10% $10
Rent	-10% $2	-5% $40	+0% $79	+5% $117	+10% $156
Rate	-1.0pp $129	-0.5pp $104	base $79	+0.5pp $53	+1.0pp $27

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $100,000 Active 77 DOM
2. 2026-06-18
   days on market $100,000 Active 75 DOM
3. 2026-06-17
   days on market $100,000 Active 74 DOM
4. 2026-06-16
   days on market $100,000 Active 73 DOM
5. 2026-06-15
   days on market $100,000 Active 72 DOM
6. 2026-06-15
   days on market $100,000 Active 71 DOM
7. 2026-06-13
   days on market $100,000 Active 70 DOM
8. 2026-06-12
   days on market $100,000 Active 69 DOM
9. 2026-06-09
   days on market $100,000 Active 66 DOM
10. 2026-06-08
    days on market $100,000 Active 65 DOM
11. 2026-06-08
    days on market $100,000 Active 64 DOM
12. 2026-06-05
    days on market $100,000 Active 62 DOM
13. 2026-06-03
    days on market $100,000 Active 60 DOM
14. 2026-06-02
    days on market $100,000 Active 59 DOM
15. 2026-06-01
    days on market $100,000 Active 58 DOM
16. 2026-05-31
    days on market $100,000 Active 57 DOM
17. 2026-04-09
    status Active 339-char remark

    Show marketing remark (339 chars)

    2 bed, 1 bath home on 2.5 lots in Turkey, TX. The home has central heat and air, updated windows, and a metal roof that is approximately 4 years old. Recent updates include a new sewer line & new gas line run to the alley. Plumbing that has been redone. The large lot size provides extra space for outdoor use or future improvements.

18. 2026-03-28
    status Pending 339-char remark

    Show marketing remark (339 chars)

    2 bed, 1 bath home on 2.5 lots in Turkey, TX. The home has central heat and air, updated windows, and a metal roof that is approximately 4 years old. Recent updates include a new sewer line & new gas line run to the alley. Plumbing that has been redone. The large lot size provides extra space for outdoor use or future improvements.

19. 2026-03-23
    listed $100,000 Active 339-char remark

    Show marketing remark (339 chars)

    2 bed, 1 bath home on 2.5 lots in Turkey, TX. The home has central heat and air, updated windows, and a metal roof that is approximately 4 years old. Recent updates include a new sewer line & new gas line run to the alley. Plumbing that has been redone. The large lot size provides extra space for outdoor use or future improvements.

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $11,695
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$2,909
• Taxable loss: −$687
• Est. tax savings @ 24.0%: +$165
• After-tax cash flow: $1,111/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The home requires moderate renovations to update the kitchen and bathroom, and freshen the interior. The large lot size provides potential for future improvements.

Repairs flagged

• Major kitchen cabinets — poor condition
• Major kitchen flooring — dated and worn
• Minor bathroom fixtures — basic, could be updated

Value-add opportunities

• Resale update kitchen cabinets and flooring — modernizing the kitchen would significantly improve the home's appeal
• Resale paint interior walls and replace carpet — fresh paint and new carpet would enhance the home's curb appeal and interior condition
• Resale update bathroom fixtures — new fixtures would improve the bathroom's functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · poor condition	Major	$15,000–50,000
kitchen flooring · dated and worn	Major	$15,000–50,000
bathroom fixtures · basic, could be updated	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Resale update kitchen cabinets and flooring — modernizing the kitchen would significantly improve the home's appeal ↑
• Resale paint interior walls and replace carpet — fresh paint and new carpet would enhance the home's curb appeal and interior condition ↑
• Resale update bathroom fixtures — new fixtures would improve the bathroom's functionality and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Turkey-Quitaque ISD
• NCES district ID: 4843400
• Math proficiency: 60% ▼ -5.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $34,595
• Composite: 47.3/100
• National rank: #5051
• State rank: #262 of 1141 in TX

Livability — Turkey

• Score: 61/100
• State rank: #1015
• US rank: #18064

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

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

Population outlook (Hall County) Hauer SSP2

• Today (2025): 2,857 people
• By 2030: 2,714 · -5.0%
• By 2040: 2,467 · -13.7%
• By 2050: 2,202 · -22.9%
• By 2075: 1,662 · -41.8%
• By 2100: 1,127 · -60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Hispanic / Latino 33% Two or more races 25% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Italian 11% Slovak 7% Lithuanian 3%
• Foreign-born: 8% · Canada
• Languages at home: 84% English-only · Spanish 16%

Political lean MEDSL · Hall

• 2024 margin: Solid R (+73.4) · D 13.0% · R 86.3%
• 2008→2024 swing: -25.4pp toward R · 2008: -48.0pp · 2024: -73.4pp
• All cycles: 2024: R+73.4 2020: R+70.8 2016: R+66.8 2012: R+51.2 2008: R+48.0

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

3 events — show timeline

• 2026-04-09 Relisted — LARMLS
• 2026-03-28 Pending — LARMLS
• 2026-03-23 Listed $100,000 LARMLS