2009 Joslin St · Alice, TX 78332

$49,999

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 211 Days on market

Built 1982 5,501 sqft lot $43/sqft · 48% below area Est $97k · 48% under ↓ 7% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW LISTING IN ALICE! We just listed 2009 Joslin St in Alice, Texas. This single-family home has approximately 1,152 sq ft of living space and is on a 5,500 sq ft lot. It is located in a neighborhood served by Alice ISD and close to local amenities. This home is ideal for someone wanting a manageable project with a lot of potential or for investors looking for a good rental property. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Good rental property
• Single family home
• 5,501 sq ft lot

Tags

• SINGLE FAMILY HOME
• CLOSE TO LOCAL AMENITIES
• GOOD RENTAL PROPERTY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($868 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 4.2% 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; 1 comparable units currently listed for rent nearby; 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 $345 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $4k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: major flood risk; severe wind risk, 99% 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 $43,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.74% ✓
• Cap rate: 12.91%
• Cash-on-cash: 23.61%
• DSCR: 2.05
• GRM: 4.8

CMA / ARV

• ARV (median comp): $97,068
• List price: $49,999
• Delta: -48.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Scott St	0.23mi	3/1.0 (+1)	1,192 (+4%)	10mo	$86,500	$73	70
1622 S Reynolds St	0.27mi	3/2.0 (+1)	1,256 (+9%)	9mo	$138,600	$110	56
910 Louis St	0.70mi	3/2.0 (+1)	1,059 (-8%)	9mo	$75,000	$71	37
1601 Odilia St	0.57mi	3/2.0 (+1)	1,302 (+13%)	14mo	$154,000	$118	31
401 Gloria St	0.64mi	3/1.0 (+1)	1,302 (+13%)	22mo	$155,000	$119	26

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: 16.8%
• Equity multiple: 1.68×
• Total profit: $9,497
• Equity at exit: $7,455

10-year hold

• IRR: 25.4%
• Equity multiple: 3.22×
• Total profit: $31,078
• Equity at exit: $4,323

Cash invested: $14,000 (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: 4.8×

Monthly cashflow live

• Estimated rent: $868 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$127 /mo · $1,522/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $275

Break-even live

Break-even rent $519

Max offer price $49,999

Occupancy floor 63%

Sensitivity live

Price	-10% $304	-5% $290	+0% $275	+5% $261	+10% $247
Rent	-10% $207	-5% $241	+0% $275	+5% $310	+10% $344
Rate	-1.0pp $301	-0.5pp $288	base $275	+0.5pp $263	+1.0pp $249

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2555 S Cameron St Alice, TX	2.0	1.0	869	$868	$1.00	24d	1	0.45mi

Listing history 19 events

1. 2026-06-21
   days on market $49,999 Active 211 DOM
2. 2026-06-18
   days on market $49,999 Active 209 DOM
3. 2026-06-17
   days on market $49,999 Active 208 DOM
4. 2026-06-16
   days on market $49,999 Active 207 DOM
5. 2026-06-15
   days on market $49,999 Active 206 DOM
6. 2026-06-13
   days on market $49,999 Active 204 DOM
7. 2026-06-12
   days on market $49,999 Active 203 DOM
8. 2026-06-09
   days on market $49,999 Active 200 DOM
9. 2026-06-08
   days on market $49,999 Active 199 DOM
10. 2026-06-08
    days on market $49,999 Active 198 DOM
11. 2026-06-07
    days on market $49,999 Active 197 DOM
12. 2026-06-03
    days on market $49,999 Active 194 DOM
13. 2026-06-02
    days on market $49,999 Active 193 DOM
14. 2026-06-01
    days on market $49,999 Active 192 DOM
15. 2026-05-31
    days on market $49,999 Active 191 DOM
16. 2026-02-23
    status Active 611-char remark

    Show marketing remark (611 chars)

    NEW LISTING IN ALICE! We just listed 2009 Joslin St in Alice, Texas. This single-family home has approximately 1,152 sq ft of living space and is on a 5,500 sq ft lot. It is located in a neighborhood served by Alice ISD and close to local amenities. This home is ideal for someone wanting a manageable project with a lot of potential or for investors looking for a good rental property. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

17. 2026-02-16
    status Pending 611-char remark

    Show marketing remark (611 chars)

    NEW LISTING IN ALICE! We just listed 2009 Joslin St in Alice, Texas. This single-family home has approximately 1,152 sq ft of living space and is on a 5,500 sq ft lot. It is located in a neighborhood served by Alice ISD and close to local amenities. This home is ideal for someone wanting a manageable project with a lot of potential or for investors looking for a good rental property. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

18. 2026-02-07
    price $49,999 611-char remark

    Show marketing remark (611 chars)

    NEW LISTING IN ALICE! We just listed 2009 Joslin St in Alice, Texas. This single-family home has approximately 1,152 sq ft of living space and is on a 5,500 sq ft lot. It is located in a neighborhood served by Alice ISD and close to local amenities. This home is ideal for someone wanting a manageable project with a lot of potential or for investors looking for a good rental property. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

19. 2025-11-14
    listed $53,999 Active 611-char remark

    Show marketing remark (611 chars)

    NEW LISTING IN ALICE! We just listed 2009 Joslin St in Alice, Texas. This single-family home has approximately 1,152 sq ft of living space and is on a 5,500 sq ft lot. It is located in a neighborhood served by Alice ISD and close to local amenities. This home is ideal for someone wanting a manageable project with a lot of potential or for investors looking for a good rental property. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

ⓘ 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: $1,522 · $127/mo
• Projected year-2 tax: $1,522 · $127/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 6/10 Major FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,410
• − Mortgage interest: −$2,801
• − Property taxes: −$1,522
• − Insurance: −$250
• − Repairs & maintenance: −$833
• − Management: −$833
• − Depreciation: −$1,455
• Taxable income: $2,718
• Est. tax owed @ 24.0%: −$652
• After-tax cash flow: $2,654/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: 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

-7.4% since first listed

4 events — show timeline

• 2026-02-23 Relisted — HARMLS
• 2026-02-16 Pending — HARMLS
• 2026-02-07 Price Changed $49,999 HARMLS
• 2025-11-14 Listed $53,999 HARMLS

Property tax history

+3.5%/yr

Latest (2025): $1,522 · +3.6% YoY. Source: county tax records.