801 E 1st St · Alice, TX 78332

$84,500

2 bd · 1.5 ba · 1,442 sqft · SingleFamily · 127 Days on market

Built 1982 Fair condition 0.39 ac lot $59/sqft · 44% below area Est $151k · 44% under

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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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Currently zoned commercial. new roof 2023. Two separate areas. Could be re-zoned residential and used as duplex. Side 1: living room, two rooms, full kitchen and half bath. Side 2: Living area bath, full kitchen, full bath.

Key facts

• Newer roof installed
• Two kitchens
• Corner lot location

Tags

• CORNER LOT LOCATION
• TWO KITCHENS
• TWO SEPARATE LIVING AREAS
• NEWER ROOF INSTALLED

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $84k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 4.1% in Alice — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#558 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D, crime F, amenities F.
• Alice ISD (town): math 12% / reading 23% proficiency, ranked #799 of 826 in TX (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Adams Middle (math 10% / reading 27%, grade F, #1,478 of 1,662 statewide, top 90%, 1,029 students, 84% FRL); Alice H S (math 9% / reading 27%, grade F, #1,445 of 1,632 statewide, top 89%, 1,290 students, 77% FRL).
• Market conditions: 297 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 82d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% of comp listings sitting > 30 days — soft ceiling on asking rent; 6 units permitted in Jim Wells County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $584 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jim Wells County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $74,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.27% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.33%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (median comp): $151,054
• List price: $84,500
• Delta: -44.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1041 E 5th St	0.35mi	2/1.0	1,406 (-2%)	4mo	$81,000	$58	74
762 Glendale St	0.69mi	3/2.0 (+1)	1,470 (+2%)	1mo	$220,000	$150	57
1101 Dewey Ave	0.68mi	3/2.0 (+1)	1,392 (-4%)	3mo	$145,000	$104	53
700 N Cameron St	0.41mi	3/2.0 (+1)	1,273 (-12%)	3mo	$225,000	$177	52
712 E Hill Ave	0.54mi	3/2.0 (+1)	1,346 (-7%)	8mo	$195,000	$145	50
1002 E Hill Ave	0.56mi	3/2.0 (+1)	1,288 (-11%)	4mo	$189,000	$147	46
715 Lucero St	0.29mi	3/1.0 (+1)	1,274 (-12%)	19mo	$39,000	$31	44
1020 Kleberg	0.67mi	3/1.0 (+1)	1,362 (-6%)	10mo	$95,000	$70	44
1003 Anderson Dr	0.61mi	3/2.0 (+1)	1,345 (-7%)	13mo	$155,000	$115	43
1236 E 5th St	0.60mi	3/2.0 (+1)	1,525 (+6%)	17mo	$199,900	$131	41
421 Anderson Dr	0.59mi	3/2.0 (+1)	1,248 (-14%)	10mo	$205,000	$164	35
1018 Cactus Ave	0.64mi	3/2.0 (+1)	1,644 (+14%)	22mo	$210,000	$128	21

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 3.4%
• Equity multiple: 1.13×
• Total profit: $3,065
• Equity at exit: $12,599

10-year hold

• IRR: 12.9%
• Equity multiple: 2.03×
• Total profit: $24,292
• Equity at exit: $7,306

Cash invested: $23,660 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 11 under contract
• Months of supply: 7.6 mo (13%/mo absorbed)
• Median asking: $171,950 ($132/sqft)
• Median days on market: 100 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: -20.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78332

• Active inventory: 297
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,072 high
• Mortgage (P&I): −$443
• Tax est. 1.5%: −$106 /mo · $1,268/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $263

Break-even live

Break-even rent $739

Max offer price $84,500

Occupancy floor 70%

Sensitivity live

Price	-10% $321	-5% $292	+0% $263	+5% $234	+10% $204
Rent	-10% $178	-5% $221	+0% $263	+5% $305	+10% $348
Rate	-1.0pp $305	-0.5pp $284	base $263	+0.5pp $241	+1.0pp $219

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: $21,125
• Closing costs: $2,535
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
516 E 6th St Unit B Alice, TX	2.0	1.0	920	$1,200	$1.30	119d	1	0.37mi
901 Sunset Dr Unit DRIVE-72 Alice, TX	2.0	1.0	959	$1,000	$1.04	82d	1	1.19mi
901 Sunset Dr Alice, TX	2.0	1.0	895	$1,100	$1.23	119d	1	1.20mi
901 Sunset Dr Alice, TX	2.0	1.0	959	$1,000	$1.04	88d	1	1.20mi
901 Sunset Dr Alice, TX	2.0	1.0	959	$1,000	$1.04	72d	1	1.20mi
901 Sunset Dr Alice, TX	2.0	1.0	959	$975	$1.02	98d	1	1.20mi
901 Sunset Dr Unit DRIVE-76 Alice, TX	2.0	1.0	959	$1,075	$1.12	23d	1	1.20mi
905 Sunset Dr Alice, TX	1.0	1.5	895	$1,100	$1.23	28d	1	1.21mi
901 Sunset Dr Unit 84 Alice, TX	2.0	1.0	959	$1,000	$1.04	43d	1	1.21mi
901 Sunset Dr Unit DRIVE-77 Alice, TX	2.0	1.0	959	$975	$1.02	119d	1	1.21mi
2010 Soliz St Alice, TX	3.0	1.0	1098	$1,100	$1.00	40d	1	1.47mi

Property features AI

Exterior

• Parking: Asphalt parking
• Utilities: Public waterPublic sewerWater and sewer available
• Home design: Single-storyShingle roofPillar/post/pier foundation
• Construction: Pillar/Post/Pier foundationShingle roof
• Exterior features: Handicap accessibleChain link fencingCorner lot

Interior

• Flooring: HardwoodVinyl
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Window unit heatingWindow unit cooling
• Interior features: Hardwood and vinyl floorsOther interior features

Listing history 50 events

1. 2026-09-23
   days on market $84,500 Active 127 DOM
2. 2026-09-20
   days on market $84,500 Active 124 DOM
3. 2026-09-19
   days on market $84,500 Active 123 DOM
4. 2026-09-19
   days on market $84,500 Active 122 DOM
5. 2026-09-17
   days on market $84,500 Active 121 DOM
6. 2026-09-17
   days on market $84,500 Active 120 DOM
7. 2026-09-16
   days on market $84,500 Active 119 DOM
8. 2026-09-14
   days on market $84,500 Active 118 DOM
9. 2026-09-13
   days on market $84,500 Active 117 DOM
10. 2026-09-12
    days on market $84,500 Active 116 DOM
11. 2026-09-11
    days on market $84,500 Active 115 DOM
12. 2026-09-05
    days on market $84,500 Active 109 DOM
13. 2026-09-04
    days on market $84,500 Active 108 DOM
14. 2026-09-03
    days on market $84,500 Active 107 DOM
15. 2026-09-02
    days on market $84,500 Active 106 DOM
16. 2026-08-31
    days on market $84,500 Active 103 DOM
17. 2026-08-29
    days on market $84,500 Active 102 DOM
18. 2026-08-28
    days on market $84,500 Active 101 DOM
19. 2026-08-27
    days on market $84,500 Active 100 DOM
20. 2026-08-26
    days on market $84,500 Active 99 DOM
21. 2026-08-25
    days on market $84,500 Active 98 DOM
22. 2026-08-24
    days on market $84,500 Active 97 DOM
23. 2026-08-23
    days on market $84,500 Active 96 DOM
24. 2026-08-22
    days on market $84,500 Active 95 DOM
25. 2026-08-21
    days on market $84,500 Active 94 DOM
26. 2026-08-20
    days on market $84,500 Active 93 DOM
27. 2026-08-19
    days on market $84,500 Active 92 DOM
28. 2026-08-18
    days on market $84,500 Active 91 DOM
29. 2026-08-17
    days on market $84,500 Active 90 DOM
30. 2026-08-16
    days on market $84,500 Active 89 DOM
31. 2026-08-15
    days on market $84,500 Active 88 DOM
32. 2026-08-14
    days on market $84,500 Active 87 DOM
33. 2026-08-13
    days on market $84,500 Active 86 DOM
34. 2026-08-12
    days on market $84,500 Active 85 DOM
35. 2026-08-11
    days on market $84,500 Active 84 DOM
36. 2026-08-10
    days on market $84,500 Active 83 DOM
37. 2026-08-09
    pricedays on market $84,500 Active 82 DOM
38. 2026-08-08
    days on market $89,500 Active 81 DOM
39. 2026-08-07
    days on market $89,500 Active 80 DOM
40. 2026-08-06
    days on market $89,500 Active 79 DOM
41. 2026-08-05
    days on market $89,500 Active 78 DOM
42. 2026-08-04
    days on market $89,500 Active 77 DOM
43. 2026-08-03
    days on market $89,500 Active 76 DOM
44. 2026-07-31
    days on market $89,500 Active 73 DOM
45. 2026-07-29
    days on market $89,500 Active 71 DOM
46. 2026-07-27
    days on market $89,500 Active 69 DOM
47. 2026-07-25
    days on market $89,500 Active 67 DOM
48. 2026-07-24
    days on market $89,500 Active 66 DOM
49. 2026-07-23
    days on market $89,500 Active 65 DOM
50. 2026-07-22
    days on market $89,500 Active 64 DOM

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

Taxation est. · year 1

• Rental income: $12,863
• − Mortgage interest: −$4,733
• − Property taxes: −$1,268
• − Insurance: −$422
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$2,458
• Taxable income: $1,923
• Est. tax owed @ 24.0%: −$462
• After-tax cash flow: $2,693/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 · 12 photos

Fair 45/100 Moderate rehab Est. rehab $36,050–$64,890 screening

This property requires moderate renovations to update the kitchen and bathroom, improve the exterior, and paint the interior. With these updates, it has the potential to become a move-in-ready home with increased resale and rental value.

Repairs flagged

• Major kitchen cabinets — dated and worn
• Major bathroom fixtures — outdated and small
• Major exterior siding — worn and overgrown vegetation
• Major landscaping — overgrown and unkempt

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing kitchen will appeal to buyers and renters ↑
• Both upgrade bathroom fixtures and layout — increasing bathroom size and modernizing fixtures will attract buyers and renters ↑
• Both landscape and maintain exterior — improved curb appeal will attract buyers and renters ↑
• Both paint interior walls — fresh paint will improve the home's appearance and attract buyers and renters ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 18/100

Zoned Schools

Middle Adams Middle F TX #1,478/1,662 Nat'l #12,017/14,009

Schools (NCES district)

• District: Alice ISD
• NCES district ID: 4807800
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 23% ▼ -7.00%
• Median HH income: $37,747
• Composite: 14.63/100
• National rank: #9407
• State rank: #799 of 826 in TX

C Composite livability gradescore 67/100

Livability — Alice

• Score: 67/100
• State rank: #558
• US rank: #10742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alice, TX
• County: Jim Wells · 43,325 people
• Population (ZIP): 27,281
• Household income: $47,199
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 16% of renters

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Population outlook (Jim Wells County) Hauer SSP2

• Today (2025): 43,325 people
• By 2030: 44,156 · +1.9%
• By 2040: 45,790 · +5.7%
• By 2050: 47,455 · +9.5%
• By 2075: 51,800 · +19.6%
• By 2100: 52,006 · +20.0%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (84%)
• Race & ethnicity: Hispanic / Latino 84% White 14% Two or more races 14%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 4% · Canada
• Languages at home: 50% English-only · Spanish 49%

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Political lean MEDSL · Jim Wells

• 2024 margin: R (+15.5) · D 42.0% · R 57.5%
• 2008→2024 swing: -31.6pp toward R · 2008: 16.1pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+9.8 2016: D+10.3 2012: D+17.0 2008: D+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -123.86%
• Current HPI: 77.6253
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Exterior

• Parking: Asphalt parking
• Utilities: Public waterPublic sewerWater and sewer available
• Home design: Single-storyShingle roofPillar/post/pier foundation
• Construction: Pillar/Post/Pier foundationShingle roof
• Exterior features: Handicap accessibleChain link fencingCorner lot

Interior

• Flooring: HardwoodVinyl
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Window unit heatingWindow unit cooling
• Interior features: Hardwood and vinyl floorsOther interior features

Price history

+5.3% since first listed

8 events — show timeline

• 2026-06-01 Price Changed $89,500 CBMLS
• 2026-05-19 Listed $90,500 CBMLS
• 2024-03-01 Sold (MLS) — CBMLS
• 2024-02-28 Pending — CBMLS
• 2024-01-09 Relisted — CBMLS
• 2024-01-04 Pending — CBMLS
• 2023-12-11 Price Changed $79,000 CBMLS
• 2023-12-08 Listed $85,000 CBMLS