2009 Joslin St · Alice, TX 78332

$49,999

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 306 Days on market

Built 1982 Fair condition 5,501 sqft lot $43/sqft · 52% below area ↓ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• 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. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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, crime F, amenities 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.
• Zoned schools: Adams Middle (math 10% / reading 27%, grade F, #1,478 of 1,662 statewide, top 90%, 1,029 students, 84% FRL); Alice H S (math 9% / reading 27%, grade F, #1,445 of 1,632 statewide, top 89%, 1,290 students, 77% FRL).
• Market conditions: 297 active listings in the ZIP; 2 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 306 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 306 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.13% ✓
• Cap rate: 16.65%
• Cash-on-cash: 37.01%
• DSCR: 2.65
• GRM: 3.9

CMA / ARV

• ARV (median comp): $104,264
• List price: $49,999
• Delta: -52.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 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%)	13mo	$86,500	$73	68
109 Dewey Ave	0.76mi	3/2.0 (+1)	1,152 (0%)	3mo	$179,000	$155	54
1622 S Reynolds St	0.27mi	3/2.0 (+1)	1,256 (+9%)	12mo	$138,600	$110	53
910 Louis St	0.70mi	3/2.0 (+1)	1,059 (-8%)	12mo	$75,000	$71	34
1002 E Hill Ave	1.04mi	3/2.0 (+1)	1,288 (+12%)	4mo	$189,000	$147	33
1601 Odilia St	0.57mi	3/2.0 (+1)	1,302 (+13%)	17mo	$154,000	$118	28
1126 Cynthia Dr	1.09mi	3/2.0 (+1)	1,223 (+6%)	22mo	$139,900	$114	27
712 E Hill Ave	0.96mi	3/2.0 (+1)	1,346 (+17%)	8mo	$195,000	$145	25
209 Prospect St	1.00mi	3/1.0 (+1)	952 (-17%)	16mo	$29,900	$31	22
100 Cactus Ave	0.80mi	3/1.0 (+1)	968 (-16%)	23mo	$49,000	$51	16
909 Loma St	1.10mi	3/2.0 (+1)	984 (-15%)	23mo	$140,000	$142	13

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: 32.9%
• Equity multiple: 2.39×
• Total profit: $19,451
• Equity at exit: $7,455

10-year hold

• IRR: 40.0%
• Equity multiple: 4.76×
• Total profit: $52,570
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 4 under contract
• Months of supply: 21.0 mo (5%/mo absorbed)
• Median asking: $129,900 ($117/sqft)
• Median days on market: 115 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -22.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78332

• Active inventory: 297
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$127 /mo · $1,522/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $432

Break-even live

Break-even rent $519

Max offer price $49,999

Occupancy floor 54%

Sensitivity live

Price	-10% $460	-5% $446	+0% $432	+5% $418	+10% $403
Rent	-10% $348	-5% $390	+0% $432	+5% $474	+10% $516
Rate	-1.0pp $457	-0.5pp $444	base $432	+0.5pp $419	+1.0pp $406

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2010 Soliz St Alice, TX	3.0	1.0	1098	$1,100	$1.00	40d	1	0.10mi
2555 S Cameron St Alice, TX	2.0	1.0	869	$868	$1.00	119d	1	0.45mi

Listing history 50 events

1. 2026-09-23
   days on market $49,999 Active 306 DOM
2. 2026-09-20
   days on market $49,999 Active 303 DOM
3. 2026-09-19
   days on market $49,999 Active 302 DOM
4. 2026-09-19
   days on market $49,999 Active 301 DOM
5. 2026-09-17
   days on market $49,999 Active 300 DOM
6. 2026-09-17
   days on market $49,999 Active 299 DOM
7. 2026-09-16
   days on market $49,999 Active 298 DOM
8. 2026-09-14
   days on market $49,999 Active 297 DOM
9. 2026-09-13
   days on market $49,999 Active 296 DOM
10. 2026-09-12
    days on market $49,999 Active 295 DOM
11. 2026-09-11
    days on market $49,999 Active 294 DOM
12. 2026-09-05
    days on market $49,999 Active 288 DOM
13. 2026-09-04
    days on market $49,999 Active 287 DOM
14. 2026-09-03
    days on market $49,999 Active 286 DOM
15. 2026-09-02
    days on market $49,999 Active 285 DOM
16. 2026-08-31
    days on market $49,999 Active 282 DOM
17. 2026-08-29
    days on market $49,999 Active 281 DOM
18. 2026-08-28
    days on market $49,999 Active 280 DOM
19. 2026-08-27
    days on market $49,999 Active 279 DOM
20. 2026-08-26
    days on market $49,999 Active 278 DOM
21. 2026-08-25
    days on market $49,999 Active 277 DOM
22. 2026-08-24
    days on market $49,999 Active 276 DOM
23. 2026-08-23
    days on market $49,999 Active 275 DOM
24. 2026-08-22
    days on market $49,999 Active 274 DOM
25. 2026-08-21
    days on market $49,999 Active 273 DOM
26. 2026-08-20
    days on market $49,999 Active 272 DOM
27. 2026-08-19
    days on market $49,999 Active 271 DOM
28. 2026-08-18
    days on market $49,999 Active 270 DOM
29. 2026-08-17
    days on market $49,999 Active 269 DOM
30. 2026-08-16
    days on market $49,999 Active 268 DOM
31. 2026-08-15
    days on market $49,999 Active 267 DOM
32. 2026-08-14
    days on market $49,999 Active 266 DOM
33. 2026-08-13
    days on market $49,999 Active 265 DOM
34. 2026-08-12
    days on market $49,999 Active 264 DOM
35. 2026-08-11
    days on market $49,999 Active 263 DOM
36. 2026-08-10
    days on market $49,999 Active 262 DOM
37. 2026-08-09
    days on market $49,999 Active 261 DOM
38. 2026-08-08
    days on market $49,999 Active 260 DOM
39. 2026-08-07
    days on market $49,999 Active 259 DOM
40. 2026-08-06
    days on market $49,999 Active 258 DOM
41. 2026-08-05
    days on market $49,999 Active 257 DOM
42. 2026-08-04
    days on market $49,999 Active 256 DOM
43. 2026-08-03
    days on market $49,999 Active 255 DOM
44. 2026-07-31
    days on market $49,999 Active 252 DOM
45. 2026-07-29
    days on market $49,999 Active 250 DOM
46. 2026-07-27
    days on market $49,999 Active 248 DOM
47. 2026-07-25
    days on market $49,999 Active 246 DOM
48. 2026-07-24
    days on market $49,999 Active 245 DOM
49. 2026-07-23
    days on market $49,999 Active 244 DOM
50. 2026-07-22
    days on market $49,999 Active 243 DOM

ⓘ 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: $12,783
• − Mortgage interest: −$2,801
• − Property taxes: −$1,522
• − Insurance: −$250
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$1,455
• Taxable income: $4,711
• Est. tax owed @ 24.0%: −$1,131
• After-tax cash flow: $4,050/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 · 7 photos

Fair 45/100 Moderate rehab Est. rehab $28,800–$51,840 screening

This single-family home requires significant repairs and updates to its exterior and interior, including a new roof and landscaping. These improvements will significantly increase its resale and rental value.

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — The roof appears to be in poor condition with visible damage and missing shingles.
• Major Windows (windows) — The windows appear to be old and possibly not functioning properly.
• Major Electrical (electrical) — The electrical panel is not visible, but the house appears to be old and may have outdated wiring.
• Major Plumbing (plumbing) — The exterior of the house shows signs of water damage, indicating potential plumbing issues.

Repairs flagged

• Major roof — Significant wear and tear visible in the satellite image.
• Moderate siding — Discoloration and minor damage observed.
• Major landscaping — Overgrown and in need of maintenance.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's curb appeal and value. ↑
• Both exterior painting and landscaping — These updates will enhance the home's appearance and increase its marketability. ↑
• Both kitchen and bathroom updates — Modernizing the kitchen and bathrooms will attract more buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 18/100

Zoned Schools

Middle Adams Middle F TX #1,478/1,662 Nat'l #12,017/14,009

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

C Composite livability gradescore 67/100

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
• County: Jim Wells · 43,325 people
• Population (ZIP): 27,281
• Household income: $47,199
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 16% of renters

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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%

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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%

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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

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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.