1016 Bois D Arc St · Roscoe, TX 79545

$110,000

2 bd · 2.0 ba · 1,492 sqft · SingleFamily public records · 135 Days on market

Built 1960 0.27 ac lot $74/sqft · 6% below area Est $138k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.6/30.0
• Appreciation +9.2/10.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Located in the heart of Roscoe, 1016 Bois D Arc Street offers a comfortable and inviting setting in a quiet, established neighborhood. This single-family home features a practical layout with well-proportioned living spaces designed for everyday comfort and easy living. Natural light enhances the interior, creating a warm and welcoming atmosphere throughout the home. The property sits on a generously sized lot, providing plenty of outdoor space for relaxing, entertaining, or future improvements. Whether you’re envisioning a peaceful backyard retreat, space for gardening, or room for outdoor gatherings, the yard offers flexibility and potential. Mature surroundings add to the charm and sense of privacy. Conveniently located near local schools, parks, and everyday amenities, this home also provides easy access to major roadways for commuting and travel. With its blend of functionality, location, and small-town charm, 1016 Bois D Arc Street is well-suited for a primary residence, rental property, or long-term investment. This is a great opportunity to enjoy comfortable living in a welcoming West Texas community.

Key facts

• Generously sized lot
• Outdoor space
• 0.27 acre lot

Tags

• GENEROUSLY SIZED LOT
• OUTDOOR SPACE
• EASY ACCESS TO MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-74 ($-890/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (0.5% below list).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#172 in TX, #4,537 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Roscoe Collegiate ISD (rural): math 18% / reading 30% proficiency, ranked #721 of 826 in TX (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Roscoe El (math 11% / reading 22%, grade F, #3,946 of 4,322 statewide, top 92%, 203 students, 58% FRL, charter); Roscoe Collegiate H S (math 32% / reading 47%, grade F, #821 of 1,632 statewide, top 53%, 315 students, 42% FRL, charter) — zoned schools at 50% FRL track the district average.
• Market conditions: 13 active listings in the ZIP; 15 units permitted in Nolan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($761 loan paydown + $9k appreciation (8.4% local appreciation)).
• Nolan County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $40k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• Climate carrying-cost: extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% 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 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — 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. 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: 1.00% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.89%
• DSCR: 0.87
• GRM: 8.4

CMA / ARV

• ARV (median comp): $137,706
• List price: $110,000
• Delta: -20.12%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1404 Bandera Dr	0.25mi	3/2.5 (+1)	1,488 (-0%)	17mo	$68,480	$46	67
1100 Oak St	0.22mi	3/2.0 (+1)	1,477 (-1%)	24mo	$180,000	$122	63
1503 4th St	0.62mi	3/2.0 (+1)	1,494 (+0%)	12mo	$72,000	$48	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 2.42×
• Total profit: $43,656
• Equity at exit: $86,700

10-year hold

• IRR: 17.6%
• Equity multiple: 5.24×
• Total profit: $130,623
• Equity at exit: $175,172

Cash invested: $30,800 (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 79545

• Home prices YoY: 5.2%
• Active inventory: 13
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$316 /mo · $3,796/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-74

Break-even live

Break-even rent $1,189

Max offer price $96,892

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-43	+0% $-74	+5% $-105	+10% $-136
Rent	-10% $-161	-5% $-117	+0% $-74	+5% $-31	+10% $12
Rate	-1.0pp $-19	-0.5pp $-46	base $-74	+0.5pp $-103	+1.0pp $-132

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   days on market $110,000 Active 135 DOM
2. 2026-06-21
   days on market $110,000 Active 134 DOM
3. 2026-06-18
   price $110,000 Active 132 DOM
4. 2026-06-18
   days on market $115,000 Active 132 DOM
5. 2026-06-17
   days on market $115,000 Active 131 DOM
6. 2026-06-16
   days on market $115,000 Active 130 DOM
7. 2026-06-15
   days on market $115,000 Active 129 DOM
8. 2026-06-15
   days on market $115,000 Active 128 DOM
9. 2026-06-13
   days on market $115,000 Active 127 DOM
10. 2026-06-12
    days on market $115,000 Active 126 DOM
11. 2026-06-09
    days on market $115,000 Active 123 DOM
12. 2026-06-08
    days on market $115,000 Active 122 DOM
13. 2026-06-08
    days on market $115,000 Active 121 DOM
14. 2026-06-07
    days on market $115,000 Active 120 DOM
15. 2026-06-03
    days on market $115,000 Active 117 DOM
16. 2026-06-02
    days on market $115,000 Active 116 DOM
17. 2026-06-01
    days on market $115,000 Active 115 DOM
18. 2026-05-31
    days on market $115,000 Active 114 DOM
19. 2026-04-06
    price $125,000 1132-char remark

    Show marketing remark (1132 chars)

    Located in the heart of Roscoe, 1016 Bois D Arc Street offers a comfortable and inviting setting in a quiet, established neighborhood. This single-family home features a practical layout with well-proportioned living spaces designed for everyday comfort and easy living. Natural light enhances the interior, creating a warm and welcoming atmosphere throughout the home. The property sits on a generously sized lot, providing plenty of outdoor space for relaxing, entertaining, or future improvements. Whether you’re envisioning a peaceful backyard retreat, space for gardening, or room for outdoor gatherings, the yard offers flexibility and potential. Mature surroundings add to the charm and sense of privacy. Conveniently located near local schools, parks, and everyday amenities, this home also provides easy access to major roadways for commuting and travel. With its blend of functionality, location, and small-town charm, 1016 Bois D Arc Street is well-suited for a primary residence, rental property, or long-term investment. This is a great opportunity to enjoy comfortable living in a welcoming West Texas community.

20. 2026-03-23
    price $135,000 1132-char remark

    Show marketing remark (1132 chars)

    Located in the heart of Roscoe, 1016 Bois D Arc Street offers a comfortable and inviting setting in a quiet, established neighborhood. This single-family home features a practical layout with well-proportioned living spaces designed for everyday comfort and easy living. Natural light enhances the interior, creating a warm and welcoming atmosphere throughout the home. The property sits on a generously sized lot, providing plenty of outdoor space for relaxing, entertaining, or future improvements. Whether you’re envisioning a peaceful backyard retreat, space for gardening, or room for outdoor gatherings, the yard offers flexibility and potential. Mature surroundings add to the charm and sense of privacy. Conveniently located near local schools, parks, and everyday amenities, this home also provides easy access to major roadways for commuting and travel. With its blend of functionality, location, and small-town charm, 1016 Bois D Arc Street is well-suited for a primary residence, rental property, or long-term investment. This is a great opportunity to enjoy comfortable living in a welcoming West Texas community.

21. 2026-03-09
    price $140,000 1132-char remark

    Show marketing remark (1132 chars)

    Located in the heart of Roscoe, 1016 Bois D Arc Street offers a comfortable and inviting setting in a quiet, established neighborhood. This single-family home features a practical layout with well-proportioned living spaces designed for everyday comfort and easy living. Natural light enhances the interior, creating a warm and welcoming atmosphere throughout the home. The property sits on a generously sized lot, providing plenty of outdoor space for relaxing, entertaining, or future improvements. Whether you’re envisioning a peaceful backyard retreat, space for gardening, or room for outdoor gatherings, the yard offers flexibility and potential. Mature surroundings add to the charm and sense of privacy. Conveniently located near local schools, parks, and everyday amenities, this home also provides easy access to major roadways for commuting and travel. With its blend of functionality, location, and small-town charm, 1016 Bois D Arc Street is well-suited for a primary residence, rental property, or long-term investment. This is a great opportunity to enjoy comfortable living in a welcoming West Texas community.

22. 2026-02-23
    price $148,500 1132-char remark

    Show marketing remark (1132 chars)

    Located in the heart of Roscoe, 1016 Bois D Arc Street offers a comfortable and inviting setting in a quiet, established neighborhood. This single-family home features a practical layout with well-proportioned living spaces designed for everyday comfort and easy living. Natural light enhances the interior, creating a warm and welcoming atmosphere throughout the home. The property sits on a generously sized lot, providing plenty of outdoor space for relaxing, entertaining, or future improvements. Whether you’re envisioning a peaceful backyard retreat, space for gardening, or room for outdoor gatherings, the yard offers flexibility and potential. Mature surroundings add to the charm and sense of privacy. Conveniently located near local schools, parks, and everyday amenities, this home also provides easy access to major roadways for commuting and travel. With its blend of functionality, location, and small-town charm, 1016 Bois D Arc Street is well-suited for a primary residence, rental property, or long-term investment. This is a great opportunity to enjoy comfortable living in a welcoming West Texas community.

23. 2026-02-06
    listed $150,000 Active 1132-char remark

    Show marketing remark (1132 chars)

    Located in the heart of Roscoe, 1016 Bois D Arc Street offers a comfortable and inviting setting in a quiet, established neighborhood. This single-family home features a practical layout with well-proportioned living spaces designed for everyday comfort and easy living. Natural light enhances the interior, creating a warm and welcoming atmosphere throughout the home. The property sits on a generously sized lot, providing plenty of outdoor space for relaxing, entertaining, or future improvements. Whether you’re envisioning a peaceful backyard retreat, space for gardening, or room for outdoor gatherings, the yard offers flexibility and potential. Mature surroundings add to the charm and sense of privacy. Conveniently located near local schools, parks, and everyday amenities, this home also provides easy access to major roadways for commuting and travel. With its blend of functionality, location, and small-town charm, 1016 Bois D Arc Street is well-suited for a primary residence, rental property, or long-term investment. This is a great opportunity to enjoy comfortable living in a welcoming West Texas community.

24. 2024-10-02
    soldstatus
25. 2024-10-01
    soldstatus Closed 744-char remark

    Show marketing remark (744 chars)

    Don't miss out on this nice home in Roscoe! Here is a spacious 2 bedroom 2 bath home with a 3rd bonus room! This lovely brick home features various updates over the past few years and is ready for new owners. The kitchen has plenty of cabinets, and a pantry, a breakfast nook and includes appliances. The back yard is huge with plenty of room for outdoor entertainment. The attached double car garage has enough space for vehicles and storage room, plus it comes with the washer/dryer. There is also a double car carport in front for extra covered parking. Buyers to verify square footage. This home is in great condition and is in a great neighborhood located down the street from Roscoe Collegiate School. Call today to schedule your showing!

26. 2024-09-04
    historical Active Under Contract 744-char remark

    Show marketing remark (744 chars)

    Don't miss out on this nice home in Roscoe! Here is a spacious 2 bedroom 2 bath home with a 3rd bonus room! This lovely brick home features various updates over the past few years and is ready for new owners. The kitchen has plenty of cabinets, and a pantry, a breakfast nook and includes appliances. The back yard is huge with plenty of room for outdoor entertainment. The attached double car garage has enough space for vehicles and storage room, plus it comes with the washer/dryer. There is also a double car carport in front for extra covered parking. Buyers to verify square footage. This home is in great condition and is in a great neighborhood located down the street from Roscoe Collegiate School. Call today to schedule your showing!

27. 2024-07-27
    price $159,900 744-char remark

    Show marketing remark (744 chars)

    Don't miss out on this nice home in Roscoe! Here is a spacious 2 bedroom 2 bath home with a 3rd bonus room! This lovely brick home features various updates over the past few years and is ready for new owners. The kitchen has plenty of cabinets, and a pantry, a breakfast nook and includes appliances. The back yard is huge with plenty of room for outdoor entertainment. The attached double car garage has enough space for vehicles and storage room, plus it comes with the washer/dryer. There is also a double car carport in front for extra covered parking. Buyers to verify square footage. This home is in great condition and is in a great neighborhood located down the street from Roscoe Collegiate School. Call today to schedule your showing!

28. 2024-07-03
    price $164,900 744-char remark

    Show marketing remark (744 chars)

    Don't miss out on this nice home in Roscoe! Here is a spacious 2 bedroom 2 bath home with a 3rd bonus room! This lovely brick home features various updates over the past few years and is ready for new owners. The kitchen has plenty of cabinets, and a pantry, a breakfast nook and includes appliances. The back yard is huge with plenty of room for outdoor entertainment. The attached double car garage has enough space for vehicles and storage room, plus it comes with the washer/dryer. There is also a double car carport in front for extra covered parking. Buyers to verify square footage. This home is in great condition and is in a great neighborhood located down the street from Roscoe Collegiate School. Call today to schedule your showing!

29. 2024-06-26
    price $179,900 744-char remark

    Show marketing remark (744 chars)

    Don't miss out on this nice home in Roscoe! Here is a spacious 2 bedroom 2 bath home with a 3rd bonus room! This lovely brick home features various updates over the past few years and is ready for new owners. The kitchen has plenty of cabinets, and a pantry, a breakfast nook and includes appliances. The back yard is huge with plenty of room for outdoor entertainment. The attached double car garage has enough space for vehicles and storage room, plus it comes with the washer/dryer. There is also a double car carport in front for extra covered parking. Buyers to verify square footage. This home is in great condition and is in a great neighborhood located down the street from Roscoe Collegiate School. Call today to schedule your showing!

30. 2024-06-18
    listed $189,900 Active 744-char remark

    Show marketing remark (744 chars)

    Don't miss out on this nice home in Roscoe! Here is a spacious 2 bedroom 2 bath home with a 3rd bonus room! This lovely brick home features various updates over the past few years and is ready for new owners. The kitchen has plenty of cabinets, and a pantry, a breakfast nook and includes appliances. The back yard is huge with plenty of room for outdoor entertainment. The attached double car garage has enough space for vehicles and storage room, plus it comes with the washer/dryer. There is also a double car carport in front for extra covered parking. Buyers to verify square footage. This home is in great condition and is in a great neighborhood located down the street from Roscoe Collegiate School. Call today to schedule your showing!

31. 2022-02-25
    soldstatus
32. 2022-01-25
    listed $139,000
33. 2019-03-01
    soldstatus
34. 2019-02-28
    soldstatus
35. 2018-11-29
    listed $114,900
36. 1997-07-10
    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: $3,796 · $316/mo
• Projected year-2 tax: $3,796 · $316/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 5 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $13,137
• − Mortgage interest: −$6,162
• − Property taxes: −$3,796
• − Insurance: −$550
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$3,200
• Taxable loss: −$2,673
• Est. tax savings @ 24.0%: +$642
• After-tax cash flow: $-249/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: Roscoe Collegiate ISD
• NCES district ID: 4837860
• Math proficiency: 18% ▼ -29.00%
• Reading proficiency: 30% ▼ -11.00%
• Median HH income: $48,093
• Composite: 21.0/100
• National rank: #8460
• State rank: #721 of 826 in TX

Livability — Roscoe

• Score: 74/100
• State rank: #172
• US rank: #4537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roscoe, TX
• Population (ZIP): 1,778

Population outlook (Nolan County) Hauer SSP2

• Today (2025): 15,048 people
• By 2030: 15,043 · +-0.0%
• By 2040: 15,235 · +1.2%
• By 2050: 15,603 · +3.7%
• By 2075: 16,528 · +9.8%
• By 2100: 16,427 · +9.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 35% Two or more races 14% Black 3%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Italian 2% Serbian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 83% English-only · Spanish 17%

Political lean MEDSL · Nolan

• 2024 margin: Solid R (+59.2) · D 19.9% · R 79.2%
• 2008→2024 swing: -20.4pp toward R · 2008: -38.8pp · 2024: -59.2pp
• All cycles: 2024: R+59.2 2020: R+55.4 2016: R+53.2 2012: R+45.1 2008: R+38.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.42%
• Current HPI: 169.199
• 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

+8.8% since first listed

18 events — show timeline

• 2026-04-06 Price Changed $125,000 NTREIS
• 2026-03-23 Price Changed $135,000 NTREIS
• 2026-03-09 Price Changed $140,000 NTREIS
• 2026-02-23 Price Changed $148,500 NTREIS
• 2026-02-06 Listed $150,000 NTREIS
• 2024-10-02 Sold (Public Records) — Public Records
• 2024-10-01 Sold (MLS) — NCBOR
• 2024-09-04 Contingent — NCBOR
• 2024-07-27 Price Changed $159,900 NCBOR
• 2024-07-03 Price Changed $164,900 NCBOR
• 2024-06-26 Price Changed $179,900 NCBOR
• 2024-06-18 Listed $189,900 NCBOR
• 2022-02-25 Sold (MLS) — NCBOR
• 2022-01-25 Listed $139,000 NCBOR
• 2019-03-01 Sold (Public Records) — Public Records
• 2019-02-28 Sold (MLS) — NCBOR
• 2018-11-29 Listed $114,900 NCBOR
• 1997-07-10 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,796 · +1.4% YoY. Source: county tax records.