1121 County Road 4206 · De Kalb, TX 75574

$115,000

4 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 9 Days on market

Built 1960 5.00 ac lot

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Appreciation +5.7/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful farm house in a picturesque setting! This 4 Bedroom, 2 bath sits on 5 acres in the country with a 30 x 40 barn, storm cellar and two additional storage buildings.

Key facts

• Country living
• Rural acres
• Large barn

Tags

• RURAL ACRES
• LARGE BARN
• COUNTRY LIVING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).

Location & tenants

• Location reads 65/100 on livability (#721 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Simms ISD (rural): math 53% / reading 45% proficiency, ranked #198 of 826 in TX (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($795 loan paydown + $2k appreciation (1.5% local appreciation)).
• At projected returns (1.5% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1960 — 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 D-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. 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.
5. 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.
6. 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: 8.96%
• Cash-on-cash: 9.51%
• DSCR: 1.42
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.66×
• Total profit: $21,130
• Equity at exit: $42,148

10-year hold

• IRR: 15.7%
• Equity multiple: 3.00×
• Total profit: $64,363
• Equity at exit: $58,318

Cash invested: $32,200 (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 75574

• Home prices YoY: 1.9%
• Active inventory: 17
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$121 /mo · $1,448/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $255

Break-even live

Break-even rent $977

Max offer price $115,000

Occupancy floor 75%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-23
   status Pending
2. 2026-04-12
   listed $115,000 Active
3. 2024-08-06
   price $185,000
4. 2024-06-05
   price $189,900
5. 2024-04-18
   price $199,000
6. 2024-03-29
   listed $220,000 Active
7. 2023-04-05
   soldstatus Closed 173-char remark

   Show marketing remark (173 chars)

   Beautiful farm house in a picturesque setting! This 4 Bedroom, 2 bath sits on 5 acres in the country with a 30 x 40 barn, storm cellar and two additional storage buildings.

8. 2023-02-28
   historical 173-char remark

   Show marketing remark (173 chars)

   Beautiful farm house in a picturesque setting! This 4 Bedroom, 2 bath sits on 5 acres in the country with a 30 x 40 barn, storm cellar and two additional storage buildings.

9. 2022-11-17
   listed $165,000 173-char remark

   Show marketing remark (173 chars)

   Beautiful farm house in a picturesque setting! This 4 Bedroom, 2 bath sits on 5 acres in the country with a 30 x 40 barn, storm cellar and two additional storage buildings.

10. 2021-11-10
    soldstatus
11. 2021-09-30
    listed $150,000
12. 2018-08-20
    soldstatus
13. 2018-02-25
    listed $102,000

ⓘ 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: $1,448 · $121/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$657/yr (+$55/mo · 45.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $15,599
• − Mortgage interest: −$6,442
• − Property taxes: −$1,448
• − Insurance: −$575
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,345
• Taxable income: $1,293
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $2,753/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: Simms ISD
• NCES district ID: 4840320
• Math proficiency: 53% ▼ -1.00%
• Reading proficiency: 45% ▲ 3.00%
• Median HH income: $48,223
• Composite: 41.83/100
• National rank: #3387
• State rank: #198 of 826 in TX

Livability — De Kalb

• Score: 65/100
• State rank: #721
• US rank: #13453

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,286

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Slovak 17% Lithuanian 3% Russian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Tagalog/Filipino 1%

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: ▲ 1.48%
• Current HPI: 80.1641
• 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

+12.7% since first listed

13 events — show timeline

• 2026-04-23 Pending — TBOR
• 2026-04-12 Listed $115,000 TBOR
• 2024-08-06 Price Changed $185,000 GTAR
• 2024-06-05 Price Changed $189,900 GTAR
• 2024-04-18 Price Changed $199,000 GTAR
• 2024-03-29 Listed $220,000 GTAR
• 2023-04-05 Sold (MLS) — TBOR
• 2023-02-28 Delisted — TBOR
• 2022-11-17 Listed $165,000 TBOR
• 2021-11-10 Sold (MLS) — TBOR
• 2021-09-30 Listed $150,000 TBOR
• 2018-08-20 Sold (MLS) — LAAR
• 2018-02-25 Listed $102,000 LAAR

Property tax history

+4.7%/yr

Latest (2018): $1,448 · +4.7% YoY. Source: county tax records.