1532 Sunny Acres

Stowell, TX 77665

$169,000D

3 bd · 2.5 ba · 1,737 sqft · Built 1962 · SingleFamily · Active · 95 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,522/mo
• Mortgage (P&I): −$886
• Tax + insurance: −$438
• HOA: −$0
• Vac / Maint / Mgmt: −$320
• Net cashflow: $-121/mo
• Annual: $-1,453/yr
• Cap rate: 5.43%
• Cash-on-cash: -3.07%
• DSCR: 0.86
• 1% rule: 0.90%
• Cash to close: $47,320

Investor read

• This is a 3-bed/2.5-bath single-family listed at $169k.
• 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).
• It's been on market 95 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $148k (12.7% below list) — sets the bar for cash-flow.
• 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.
• 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).
• Watch-outs: property tax is 2.6% of price.
• Market conditions: 73 active listings in the ZIP; 629 units permitted in Chambers County in 2024 (0 in 5+ unit buildings).
• Chambers County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.

Questions for listing agent

• 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?
• It's been on market 95 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
• Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?