801 E 1st St · Alice, TX 78332

$89,500

2 bd · 1.5 ba · 1,442 sqft · SingleFamily · 30 Days on market

Built 1982 Fair condition 0.39 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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0
• 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

Property features AI

Exterior

• Parking: Asphalt parking
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single-story; Shingle roof; Pillar/post/pier foundation
• Construction: Pillar/Post/Pier foundation; Shingle roof
• Exterior features: Handicap accessible; Chain link fencing; Corner lot

Interior

• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: Hardwood and vinyl floors; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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, schools D-, crime 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.
• Market conditions: 220 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $619 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 $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $88,157 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 1.20% ✓
• Cap rate: 9.37%
• Cash-on-cash: 11.00%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $188,902
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 E Hill Ave	0.54mi	3/2.0 (+1)	1,346 (-7%)	5mo	$195,000	$145	53
715 Lucero St	0.29mi	3/1.0 (+1)	1,274 (-12%)	16mo	$39,000	$31	47
1020 Kleberg	0.67mi	3/1.0 (+1)	1,362 (-6%)	7mo	$95,000	$70	46
1003 Anderson Dr	0.61mi	3/2.0 (+1)	1,345 (-7%)	10mo	$155,000	$115	45
1236 E 5th St	0.60mi	3/2.0 (+1)	1,525 (+6%)	14mo	$199,900	$131	44
1601 Seabreeze St	0.71mi	3/2.0 (+1)	1,468 (+2%)	21mo	$265,000	$181	39
421 Anderson Dr	0.59mi	3/2.0 (+1)	1,248 (-14%)	6mo	$205,000	$164	38
216 E Hill Ave	0.65mi	3/2.0 (+1)	1,526 (+6%)	20mo	$148,500	$97	36

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: 0.1%
• Equity multiple: 1.01×
• Total profit: $138
• Equity at exit: $13,345

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $19,018
• Equity at exit: $7,738

Cash invested: $25,060 (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 78332

• Active inventory: 220
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,074 high
• Mortgage (P&I): −$469
• Tax est. 1.5%: −$112 /mo · $1,342/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $230

Break-even live

Break-even rent $783

Max offer price $89,500

Occupancy floor 74%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	23d	1	0.37mi
901 Sunset Dr Alice, TX	2.0	1.0	895	$1,100	$1.23	23d	1	1.20mi
901 Sunset Dr Alice, TX	2.0	1.0	959	$975	$1.02	21d	1	1.20mi
901 Sunset Dr Alice, TX	2.0	1.0	959	$975	$1.02	2d	1	1.20mi
901 Sunset Dr Unit DRIVE-76 Alice, TX	2.0	1.0	959	$950	$0.99	23d	1	1.20mi
901 Sunset Dr Unit DRIVE-77 Alice, TX	2.0	1.0	959	$975	$1.02	23d	1	1.21mi

Listing history 22 events

1. 2026-06-18
   days on market $89,500 Active 30 DOM
2. 2026-06-17
   days on market $89,500 Active 29 DOM
3. 2026-06-16
   days on market $89,500 Active 28 DOM
4. 2026-06-15
   days on market $89,500 Active 27 DOM
5. 2026-06-13
   days on market $89,500 Active 25 DOM
6. 2026-06-12
   days on market $89,500 Active 24 DOM
7. 2026-06-09
   days on market $89,500 Active 21 DOM
8. 2026-06-08
   days on market $89,500 Active 20 DOM
9. 2026-06-08
   days on market $89,500 Active 19 DOM
10. 2026-06-07
    days on market $89,500 Active 18 DOM
11. 2026-06-03
    days on market $89,500 Active 15 DOM
12. 2026-06-02
    days on market $89,500 Active 14 DOM
13. 2026-06-02
    price $89,500 Active 13 DOM
14. 2026-06-01
    days on market $90,500 Active 13 DOM
15. 2026-05-31
    days on market $90,500 Active 12 DOM
16. 2026-05-19
    listed $90,500 Active
17. 2024-03-01
    soldstatus Closed 223-char remark

    Show marketing remark (223 chars)

    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.

18. 2024-02-28
    status Pending 223-char remark

    Show marketing remark (223 chars)

    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.

19. 2024-01-09
    status Active 223-char remark

    Show marketing remark (223 chars)

    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.

20. 2024-01-04
    status Pending 223-char remark

    Show marketing remark (223 chars)

    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.

21. 2023-12-11
    price $79,000 223-char remark

    Show marketing remark (223 chars)

    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.

22. 2023-12-08
    listed $85,000 Active 223-char remark

    Show marketing remark (223 chars)

    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.

ⓘ 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: $12,883
• − Mortgage interest: −$5,013
• − Property taxes: −$1,342
• − Insurance: −$448
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$2,604
• Taxable income: $1,415
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $2,416/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Major	$15,000–50,000
bathroom fixtures · outdated and small	Major	$15,000–50,000
exterior siding · worn and overgrown vegetation	Major	$15,000–50,000
landscaping · overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• 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 ↑

ⓘ 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: 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

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
• Population (ZIP): 27,281

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%

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%

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

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

+6.5% since first listed

7 events — show timeline

• 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