905 10th St · Ralls, TX 79357

$119,900

3 bd · 2.0 ba · 2,094 sqft · SingleFamily public records · 45 Days on market

Built 1952 0.33 ac lot ↓ 11% since listing

---

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 +18.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• DSCR +5.8/10.0
• 1% rule +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

3-Bedroom Home with Additional Lot in Ralls! This brick home with a metal roof offers a spacious layout featuring three bedrooms, two bathrooms, two living areas, and a versatile bonus office/utility/workspace. The property includes a large approx 1,000 sq ft shop in the backyard and is situated on two combined lots totaling about one-third of an acre. House sits on a corner lot with plenty of parking including an oversized 2 car carport with an extended drive with room for a 3rd vehicle. The workshop has garage access as well and the additional lot could be used for more parking, great for an RV or trailer. This property is 'as is' and priced accordingly.

Key facts

• 2 car carport
• Additional lot
• Garage access

Tags

• ADDITIONAL LOT
• LARGE SHOP
• CORNER LOT
• 2 CAR CARPORT
• EXTENDED DRIVE
• GARAGE ACCESS

Property features AI

Exterior

• Parking: 2-space carport; Additional parking available; RV access/parking
• Home design: Single-family residence; Residential property
• Construction: Brick construction; Composition roof; Pillar/post/pier foundation; Built for accessibility features
• Exterior features: Fenced backyard; Corner lot; Paved city street frontage; Publicly maintained road; Workshop on property; Additional vacant parcel (5033) adjacent to property

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans throughout; Accessible entrance, bedroom, closets, common areas, doors, and full bath; Accessible approach with ramp; Customized wheelchair accessible

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/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 $119k (0.4% below list).
• Recommended offer: $116k (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 $4k of equity ($829 loan paydown + $4k 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1952 — 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. 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: 1.00% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.07%
• DSCR: 1.18
• GRM: 8.4

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: 11.3%
• Equity multiple: 1.64×
• Total profit: $21,612
• Equity at exit: $53,797

10-year hold

• IRR: 13.5%
• Equity multiple: 2.99×
• Total profit: $66,942
• Equity at exit: $82,818

Cash invested: $33,572 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,194 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$150 /mo · $1,804/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $114

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 85%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $119,900 Active 45 DOM
2. 2026-06-17
   days on market $119,900 Active 44 DOM
3. 2026-06-16
   days on market $119,900 Active 43 DOM
4. 2026-06-15
   days on market $119,900 Active 42 DOM
5. 2026-06-15
   days on market $119,900 Active 41 DOM
6. 2026-06-13
   days on market $119,900 Active 40 DOM
7. 2026-06-12
   days on market $119,900 Active 39 DOM
8. 2026-06-09
   days on market $119,900 Active 36 DOM
9. 2026-06-08
   days on market $119,900 Active 35 DOM
10. 2026-06-08
    pricedays on market $119,900 Active 34 DOM
11. 2026-06-05
    days on market $135,000 Active 32 DOM
12. 2026-06-03
    days on market $135,000 Active 30 DOM
13. 2026-06-02
    days on market $135,000 Active 29 DOM
14. 2026-06-01
    days on market $135,000 Active 28 DOM
15. 2026-05-31
    days on market $135,000 Active 27 DOM
16. 2026-05-04
    listed $135,000 Active 664-char remark

ⓘ 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: $1,804 · $150/mo
• Projected year-2 tax: $2,194 · $183/mo
• Expected delta: +$390/yr (+$32/mo · 21.6%)

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

Taxation est. · year 1

• Rental income: $14,325
• − Mortgage interest: −$6,716
• − Property taxes: −$1,804
• − Insurance: −$600
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$3,488
• Taxable loss: −$575
• Est. tax savings @ 24.0%: +$138
• After-tax cash flow: $1,506/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

-11.2% since first listed

2 events — show timeline

• 2026-06-06 Price Changed $119,900 LARMLS
• 2026-05-04 Listed $135,000 LARMLS

Property tax history

+2.9%/yr

Latest (2025): $1,804 · +10.0% YoY. Source: county tax records.