503 E Dobkins St · Dublin, TX 76446

$85,000

2 bd · 1.0 ba · 955 sqft · SingleFamily public records · 1 Days on market

1.15 ac lot Est $88k · at est.

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Why this score? — see what drove the C 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 +23.7/30.0
• ARV discount +9.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.7/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Outstanding Investment Opportunity awaits you with this 1.15 acre property in Dublin! It currently has an old farm home on it that is not in living condition currently. But the true meat and potatoes is the potential for land development. It is horeshoed by 3 diferent city streets, all streets having access to city water and sewer via simple tap fees. It is mobile home approved with the city, outstanding location for a small mobile home community or for a residential home. Your choice!!

Key facts

• Access to city water
• 1.15 acre property
• Mobile home approved

Tags

• 1.15 ACRE PROPERTY
• MOBILE HOME APPROVED
• ACCESS TO CITY WATER
• ACCESS TO CITY SEWER

Property features AI

Finance

• Other: Lot about 1.15 acres (corner lot); Subdivision: Dobkins 1st Add; County: Erath; Directions: GPS works, SOP
• Financial info: Treat as clear loan type; No second mortgage indicated; Property listed for sale
• HOA & community: No association

Exterior

• Parking: No covered or carport spaces specified
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; One story; Property is listed as attached
• Construction: Year built not specified
• Exterior features: Corner lot; Unpaved parking

Interior

• Kitchen: No appliances included
• Bedrooms: Primary bedroom on main level, approximately 12 x 12
• Bathrooms: One full bathroom
• Interior features: Open interior with one living area and one dining area; Two total rooms; Other interior features
• Laundry & utility: No specific laundry or utility equipment listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($912 rent vs $85k).
• Cap rate 8.6% vs local median 2.3% in Dublin — 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 74/100 on livability (#192 in TX, #4,899 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Dublin ISD (rural): math 56% / reading 52% proficiency, ranked #131 of 826 in TX (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Dublin El (math 72% / reading 67%, grade A-, #146 of 4,322 statewide, top 4%, 420 students, 77% FRL).
• Zoned-school proficiency averages 70% at this address vs 54% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Dublin ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 148 active listings in the ZIP; 110 units permitted in Erath County in 2024 (61 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Erath County population projected at +55% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

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. 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.
3. 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.
4. 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: 1.07% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $87,860
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 S Park St	0.40mi	2/1.0	975 (+2%)	7mo	$89,900	$92	72
422 E Harris St	0.72mi	2/1.0	883 (-8%)	1mo	$35,000	$40	53
311 N Park St	0.65mi	2/1.0	980 (+3%)	15mo	$175,000	$179	53
644 E Sheridan Ave	0.48mi	1/1.0 (-1)	912 (-4%)	21mo	$79,999	$88	48
1232 E State Highway 6	0.75mi	2/1.0	861 (-10%)	6mo	$180,000	$209	44
225 Hurt St	0.68mi	3/1.0 (+1)	1,012 (+6%)	17mo	$89,900	$89	39

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: -3.9%
• Equity multiple: 0.86×
• Total profit: $-3,446
• Equity at exit: $12,674

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $10,285
• Equity at exit: $7,349

Cash invested: $23,800 (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 76446

• Home prices YoY: -22.9%
• Active inventory: 148
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $912 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$77 /mo · $921/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $162

Break-even live

Break-even rent $706

Max offer price $85,000

Occupancy floor 77%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-17
   remarks 491-char remark
2. 2026-06-17
   listed $85,000 Active 1 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: $921 · $77/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$635/yr (+$53/mo · 69.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $10,938
• − Mortgage interest: −$4,761
• − Property taxes: −$921
• − Insurance: −$425
• − Repairs & maintenance: −$875
• − Management: −$875
• − Depreciation: −$2,473
• Taxable income: $609
• Est. tax owed @ 24.0%: −$146
• After-tax cash flow: $1,801/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: Dublin ISD
• NCES district ID: 4817580
• Math proficiency: 56% ▼ -5.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $42,446
• Composite: 45.4/100
• National rank: #2628
• State rank: #131 of 826 in TX

Livability — Dublin

• Score: 74/100
• State rank: #192
• US rank: #4899

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dublin, TX
• Population (ZIP): 8,144

Population outlook (Erath County) Hauer SSP2

• Today (2025): 50,437 people
• By 2030: 55,510 · +10.1%
• By 2040: 66,379 · +31.6%
• By 2050: 77,981 · +54.6%
• By 2075: 109,727 · +117.6%
• By 2100: 132,574 · +162.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Hispanic / Latino 44% Two or more races 17% Pacific Islander 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Iranian 3% Lithuanian 2% Italian 2%
• Foreign-born: 20% · Canada
• Languages at home: 62% English-only · Spanish 35% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Erath

• 2024 margin: Solid R (+68.0) · D 15.7% · R 83.7%
• 2008→2024 swing: -13.5pp toward R · 2008: -54.5pp · 2024: -68.0pp
• All cycles: 2024: R+68.0 2020: R+63.9 2016: R+65.5 2012: R+67.1 2008: R+54.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.31%
• Current HPI: 240.5032
• 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

3 events — show timeline

• 2026-06-16 Listed $85,000 NTREIS
• 2008-01-25 Sold (Public Records) — Public Records
• 2002-11-26 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2025): $921 · +2.3% YoY. Source: county tax records.