1532 Sunny Acres · Stowell, TX 77665

$169,000

3 bd · 2.5 ba · 1,737 sqft · SingleFamily public records · 94 Days on market

Built 1962 0.73 ac lot $97/sqft · 15% below area Est $243k · 31% under ↓ 10% since listing

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.4/30.0
• Schools +4.2/10.0
• 1% rule +4.0/10.0
• DSCR +2.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3-bedroom, 2 1/2 bath home on a large lot with endless potential! Offering 2,121 sq ft, this property features a generous backyard, wood-burning fireplace, and great layout. Home will require renovations and is being sold AS IS, making it a perfect opportunity to create your dream space or investment property.

Key facts

• Large lot
• Generous backyard
• 0.73 acre lot

Tags

• GENEROUS BACKYARD
• WOOD-BURNING FIREPLACE
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (9.9% below list).
• Recommended offer: $148k (12.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 52/100 on livability (#1,466 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-; Watch: housing D, amenities F, commute F.
• East Chambers ISD (town): math 51% / reading 47% proficiency, ranked #199 of 826 in TX (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Chambers El (math 60% / reading 47%, grade C, #686 of 4,322 statewide, top 16%, 336 students, 64% FRL); East Chambers J H (math 42% / reading 46%, grade D, #512 of 1,662 statewide, top 32%, 357 students, 61% FRL); East Chambers H S (math 52% / reading 52%, grade D+, #447 of 1,632 statewide, top 29%, 451 students, 59% FRL).
• Market conditions: 73 active listings in the ZIP; 629 units permitted in Chambers County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Chambers County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,605 (12.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.90% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.07%
• DSCR: 0.86
• GRM: 9.3

CMA / ARV

• ARV (median comp): $243,173
• List price: $169,000
• Delta: -30.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1526 Campbell Rd	0.08mi	3/2.0	1,674 (-4%)	2mo	$310,000	$185	87
704 Cook Rd	0.43mi	3/3.0	1,780 (+2%)	5mo	$175,000	$98	70
737 Carolyn St	0.45mi	3/2.0	1,680 (-3%)	12mo	$270,000	$161	62
137 Ogden Rd	0.55mi	3/2.0	1,639 (-6%)	13mo	$215,000	$131	52
623 Catherine St	0.33mi	3/2.0	1,536 (-12%)	16mo	$255,000	$166	50
736 Carolyn St	0.42mi	4/2.0 (+1)	1,829 (+5%)	23mo	$184,900	$101	46
224 Freeman St	0.65mi	3/2.0	1,701 (-2%)	23mo	$185,000	$109	45
244 Mcbride St	0.74mi	3/2.0	1,754 (+1%)	22mo	$279,900	$160	43

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: -21.3%
• Equity multiple: 0.26×
• Total profit: $-34,980
• Equity at exit: $25,198

10-year hold

• IRR: -14.7%
• Equity multiple: 0.16×
• Total profit: $-39,910
• Equity at exit: $14,612

Cash invested: $47,320 (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 77665

• Home prices YoY: -11.1%
• Active inventory: 73
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,522 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$367 /mo · $4,406/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $-121

Break-even live

Break-even rent $1,676

Max offer price $147,605

Occupancy floor —

Sensitivity live

Price	-10% $-25	-5% $-73	+0% $-121	+5% $-169	+10% $-217
Rent	-10% $-241	-5% $-181	+0% $-121	+5% $-61	+10% $-1
Rate	-1.0pp $-36	-0.5pp $-78	base $-121	+0.5pp $-165	+1.0pp $-209

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $169,000 Active 94 DOM
2. 2026-06-21
   days on market $169,000 Active 93 DOM
3. 2026-06-18
   days on market $169,000 Active 91 DOM
4. 2026-06-17
   days on market $169,000 Active 90 DOM
5. 2026-06-16
   days on market $169,000 Active 89 DOM
6. 2026-06-15
   days on market $169,000 Active 88 DOM
7. 2026-06-13
   days on market $169,000 Active 86 DOM
8. 2026-06-12
   days on market $169,000 Active 85 DOM
9. 2026-06-09
   days on market $169,000 Active 82 DOM
10. 2026-06-08
    days on market $169,000 Active 81 DOM
11. 2026-06-08
    days on market $169,000 Active 80 DOM
12. 2026-06-03
    days on market $169,000 Active 76 DOM
13. 2026-06-02
    days on market $169,000 Active 75 DOM
14. 2026-06-01
    days on market $169,000 Active 74 DOM
15. 2026-05-31
    days on market $169,000 Active 73 DOM
16. 2026-04-13
    price $179,000 320-char remark

    Show marketing remark (320 chars)

    Spacious 3-bedroom, 2 1/2 bath home on a large lot with endless potential! Offering 2,121 sq ft, this property features a generous backyard, wood-burning fireplace, and great layout. Home will require renovations and is being sold AS IS, making it a perfect opportunity to create your dream space or investment property.

17. 2026-03-19
    listed $199,999 Active 320-char remark

    Show marketing remark (320 chars)

    Spacious 3-bedroom, 2 1/2 bath home on a large lot with endless potential! Offering 2,121 sq ft, this property features a generous backyard, wood-burning fireplace, and great layout. Home will require renovations and is being sold AS IS, making it a perfect opportunity to create your dream space or investment property.

18. 2012-12-05
    soldstatus
19. 2012-11-29
    soldstatus

ⓘ 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: $4,406 · $367/mo
• Projected year-2 tax: $4,406 · $367/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,270
• − Mortgage interest: −$9,467
• − Property taxes: −$4,406
• − Insurance: −$845
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − Depreciation: −$4,916
• Taxable loss: −$4,288
• Est. tax savings @ 24.0%: +$1,029
• After-tax cash flow: $-424/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: East Chambers ISD
• NCES district ID: 4817880
• Math proficiency: 51% ▼ -1.00%
• Reading proficiency: 47% ▲ 2.00%
• Median HH income: $47,131
• Composite: 41.71/100
• National rank: #3411
• State rank: #199 of 826 in TX

Livability — Stowell

• Score: 52/100
• State rank: #1466
• US rank: #25107

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stowell, TX
• City population: 8,144
• Population (ZIP): 7,751

Population outlook (Chambers County) Hauer SSP2

• Today (2025): 46,946 people
• By 2030: 51,094 · +8.8%
• By 2040: 59,578 · +26.9%
• By 2050: 68,318 · +45.5%
• By 2075: 90,485 · +92.7%
• By 2100: 104,885 · +123.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 27% Two or more races 7% Black 4%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Lithuanian 9% Slovak 3% Italian 2%
• Foreign-born: 12% · Canada
• Languages at home: 74% English-only · Spanish 24% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Chambers

• 2024 margin: Solid R (+65.6) · D 16.8% · R 82.4%
• 2008→2024 swing: -14.4pp toward R · 2008: -51.2pp · 2024: -65.6pp
• All cycles: 2024: R+65.6 2020: R+61.7 2016: R+62.1 2012: R+61.1 2008: R+51.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.27%
• Current HPI: 187.3594
• 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

-10.5% since first listed

4 events — show timeline

• 2026-04-13 Price Changed $179,000 HARMLS
• 2026-03-19 Listed $199,999 HARMLS
• 2012-12-05 Sold (Public Records) — Public Records
• 2012-11-29 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $4,406 · +10.0% YoY. Source: county tax records.