314 Cr 211 Cir W · Alice, TX 78332

$162,900

4 bd · 2.0 ba · 1,883 sqft · SingleFamily public records · 100 Days on market

Built 1977 Poor condition 2.71 ac lot $87/sqft · 54% below area

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Why this score? — see what drove the D+ 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 +18.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +1.5/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a great chance to live on your own small acreage property; at this price, you can renovate the interior to your own taste. The house sits on 2.71 acres; a very well built barn/garage is included. It is bordered by a much larger acreage tract to the south, and 6 acres to the west. The GLA is recorded as 1883 square feet, but an additional 1000 square feet was added. Total square footage will need to be verified.

Key facts

• 2.71 acre lot
• 2 garage spots
• Built 1977

Tags

• SMALL ACREAGE PROPERTY
• WELL BUILT BARN GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $163k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (3.4% below list).
• Recommended offer: $148k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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, 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; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $148,239 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
9. 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.
10. 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.
11. 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: 0.97% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 8.6

CMA / ARV

• ARV (median comp): $353,151
• List price: $162,900
• Delta: -53.87%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Cr 2101	0.41mi	4/2.0	2,006 (+6%)	12mo	$395,000	$197	60

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: -9.4%
• Equity multiple: 0.66×
• Total profit: $-15,720
• Equity at exit: $24,289

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $40
• Equity at exit: $14,085

Cash invested: $45,612 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,574 medium
• Mortgage (P&I): −$854
• Tax from tax record: −$154 /mo · $1,843/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $168

Break-even live

Break-even rent $1,362

Max offer price $162,900

Occupancy floor 84%

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: $40,725
• Closing costs: $4,887
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $162,900 Active 100 DOM
2. 2026-06-17
   days on market $162,900 Active 99 DOM
3. 2026-06-16
   days on market $162,900 Active 98 DOM
4. 2026-06-15
   days on market $162,900 Active 97 DOM
5. 2026-06-13
   days on market $162,900 Active 95 DOM
6. 2026-06-12
   days on market $162,900 Active 94 DOM
7. 2026-06-09
   days on market $162,900 Active 91 DOM
8. 2026-06-08
   days on market $162,900 Active 90 DOM
9. 2026-06-08
   days on market $162,900 Active 89 DOM
10. 2026-06-07
    days on market $162,900 Active 88 DOM
11. 2026-06-03
    days on market $162,900 Active 85 DOM
12. 2026-06-02
    days on market $162,900 Active 84 DOM
13. 2026-06-01
    days on market $162,900 Active 83 DOM
14. 2026-05-31
    days on market $162,900 Active 82 DOM
15. 2025-03-06
    listed $162,900 Active 422-char remark

    Show marketing remark (422 chars)

    This is a great chance to live on your own small acreage property; at this price, you can renovate the interior to your own taste. The house sits on 2.71 acres; a very well built barn/garage is included. It is bordered by a much larger acreage tract to the south, and 6 acres to the west. The GLA is recorded as 1883 square feet, but an additional 1000 square feet was added. Total square footage will need to be verified.

ⓘ 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: $1,843 · $154/mo
• Projected year-2 tax: $2,981 · $248/mo
• Expected delta: +$1,138/yr (+$95/mo · 61.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $18,888
• − Mortgage interest: −$9,125
• − Property taxes: −$1,843
• − Insurance: −$814
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$4,739
• Taxable loss: −$655
• Est. tax savings @ 24.0%: +$157
• After-tax cash flow: $2,170/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 · 3 photos

Poor 20/100 Extensive rehab

This property is in a state of abandonment and requires extensive repairs and maintenance to be considered habitable. Significant work is needed to address the roof, exterior, and landscaping to improve its value.

Repairs flagged

• Major roof — Missing shingles
• Major exterior — Overgrown vegetation
• Major barn — Structurally compromised

Value-add opportunities

• Both landscaping and clearing vegetation — Improves curb appeal and safety
• Both roof repair — Essential for structural integrity and safety
• Both exterior maintenance — Enhances curb appeal and safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Missing shingles	Major	$15,000–50,000
exterior · Overgrown vegetation	Major	$15,000–50,000
barn · Structurally compromised	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both landscaping and clearing vegetation — Improves curb appeal and safety ↑
• Both roof repair — Essential for structural integrity and safety ↑
• Both exterior maintenance — Enhances curb appeal and safety ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

1 event — show timeline

• 2025-03-06 Listed $162,900 CBMLS

Property tax history

+0.6%/yr

Latest (2025): $1,843 · +0.6% YoY. Source: county tax records.