3172 County Road 4122 · New Boston, TX 75574

$35,000

3 bd · 2.0 ba · 1,216 sqft · Other public records · 14 Days on market

Built 1997

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Schools +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

The home is a fixer upper. Sold as is. 3 bedroom, 2 bath mobile home. NEEDS WORK. Setting on 5 acres of land about 1.4 of an acre is clear the rest is wooded. House has rural water, electricity and wifi. Has a smalll shop. Buyer pays all fees.

Key facts

• Electricity
• Small shop
• Rural water

Tags

• 5 ACRES OF LAND
• SMALL SHOP
• RURAL WATER
• ELECTRICITY
• WIFI

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $35k.

Deal economics

• At list price, monthly cash flow is $636 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).

Location & tenants

• Location reads 59/100 on livability (#1,178 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools C-, crime F, amenities 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 $759 of equity ($242 loan paydown + $517 appreciation (1.5% local appreciation)).
• At projected returns (1.5% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.11% ✓
• Cap rate: 28.09%
• Cash-on-cash: 77.86%
• DSCR: 4.46
• GRM: 2.7

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: 81.2%
• Equity multiple: 5.28×
• Total profit: $41,985
• Equity at exit: $12,828

10-year hold

• IRR: 81.7%
• Equity multiple: 10.83×
• Total profit: $96,342
• Equity at exit: $17,749

Cash invested: $9,800 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$26 /mo · $316/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $636

Break-even live

Break-even rent $284

Max offer price $35,000

Occupancy floor 37%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-12
   listed $35,000 Active 243-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: $316 · $26/mo
• Projected year-2 tax: $640 · $53/mo
• Expected delta: +$324/yr (+$27/mo · 102.4%)

ⓘ 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 6/10 Major 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $13,069
• − Mortgage interest: −$1,961
• − Property taxes: −$316
• − Insurance: −$175
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$1,018
• Taxable income: $7,508
• Est. tax owed @ 24.0%: −$1,802
• After-tax cash flow: $5,828/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 — New Boston

• Score: 59/100
• State rank: #1178
• US rank: #20597

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,047
• 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

Property tax history

+1.3%/yr

Latest (2025): $316 · +5.3% YoY. Source: county tax records.