800 A. S. Davis Rd · Diboll, TX 75941

$125,000

4 bd · 5.0 ba · 1,908 sqft · SingleFamily public records · 119 Days on market

Built 1970 1.84 ac lot $66/sqft · 41% below area Est $214k · 41% under ↓ 3% since listing

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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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.1/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this spacious home with Acreage Close to Town! Bonus! It's in a tucked away, cozy neighborhood. Situated on 1.84 acres just minutes from Diboll schools, this 4-bedroom, 3-bath home offers 1,908 sq. ft. of space and endless potential. Ideal for investors, first-time buyers, or anyone ready to roll up their sleeves, this property is a rare chance to customize a home on a generous lot in a convenient location. With room to grow, And make it your own, this is the perfect project for someone looking to create value and enjoy country-style living near town. This property provides a peaceful setting that is hard to find. All it needs is your personal touch. Come bring your vision to life! And, make this your own today.

Key facts

• Generous lot
• Country-style living
• 1.84 acres

Tags

• 1.84 ACRES
• MINUTES FROM DIBOLL SCHOOLS
• GENEROUS LOT
• COUNTRY-STYLE LIVING
• PEACEFUL SETTING

What this means for you Summary

Snapshot

• This is a 4-bed/5.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#708 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Diboll ISD (town): math 45% / reading 37% proficiency, ranked #394 of 826 in TX (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 53 active listings in the ZIP; 120 units permitted in Angelina County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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. 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.
7. 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.
8. 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: 1.11% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.48%
• DSCR: 1.33
• GRM: 7.5

CMA / ARV

• ARV (median comp): $213,667
• List price: $125,000
• Delta: -41.50%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-6,324
• Equity at exit: $18,638

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $12,521
• Equity at exit: $10,808

Cash invested: $35,000 (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 75941

• Home prices YoY: -22.6%
• Active inventory: 53
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,393 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$175 /mo · $2,094/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $218

Break-even live

Break-even rent $1,117

Max offer price $125,000

Occupancy floor 79%

Sensitivity live

Price	-10% $289	-5% $254	+0% $218	+5% $183	+10% $147
Rent	-10% $108	-5% $163	+0% $218	+5% $273	+10% $328
Rate	-1.0pp $281	-0.5pp $250	base $218	+0.5pp $186	+1.0pp $153

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $125,000 Active 119 DOM
2. 2026-06-19
   days on market $125,000 Active 117 DOM
3. 2026-06-18
   days on market $125,000 Active 116 DOM
4. 2026-06-17
   days on market $125,000 Active 115 DOM
5. 2026-06-16
   days on market $125,000 Active 114 DOM
6. 2026-06-15
   days on market $125,000 Active 113 DOM
7. 2026-06-14
   days on market $125,000 Active 111 DOM
8. 2026-06-13
   days on market $125,000 Active 110 DOM
9. 2026-06-10
   days on market $125,000 Active 108 DOM
10. 2026-06-09
    days on market $125,000 Active 107 DOM
11. 2026-06-08
    days on market $125,000 Active 106 DOM
12. 2026-06-07
    days on market $125,000 Active 105 DOM
13. 2026-06-05
    days on market $125,000 Active 102 DOM
14. 2026-06-02
    days on market $125,000 Active 100 DOM
15. 2026-06-01
    days on market $125,000 Active 99 DOM
16. 2026-05-31
    days on market $125,000 Active 98 DOM
17. 2026-05-30
    days on market $125,000 Active 97 DOM
18. 2026-04-08
    price $145,000 730-char remark

    Show marketing remark (730 chars)

    Come see this spacious home with Acreage Close to Town! Bonus! It's in a tucked away, cozy neighborhood. Situated on 1.84 acres just minutes from Diboll schools, this 4-bedroom, 3-bath home offers 1,908 sq. ft. of space and endless potential. Ideal for investors, first-time buyers, or anyone ready to roll up their sleeves, this property is a rare chance to customize a home on a generous lot in a convenient location. With room to grow, And make it your own, this is the perfect project for someone looking to create value and enjoy country-style living near town. This property provides a peaceful setting that is hard to find. All it needs is your personal touch. Come bring your vision to life! And, make this your own today.

19. 2026-01-22
    listed $149,000 Active 730-char remark

    Show marketing remark (730 chars)

    Come see this spacious home with Acreage Close to Town! Bonus! It's in a tucked away, cozy neighborhood. Situated on 1.84 acres just minutes from Diboll schools, this 4-bedroom, 3-bath home offers 1,908 sq. ft. of space and endless potential. Ideal for investors, first-time buyers, or anyone ready to roll up their sleeves, this property is a rare chance to customize a home on a generous lot in a convenient location. With room to grow, And make it your own, this is the perfect project for someone looking to create value and enjoy country-style living near town. This property provides a peaceful setting that is hard to find. All it needs is your personal touch. Come bring your vision to life! And, make this your own today.

20. 2014-02-13
    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: $2,094 · $175/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$193/yr (+$16/mo · 9.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $16,714
• − Mortgage interest: −$7,002
• − Property taxes: −$2,094
• − Insurance: −$625
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$3,636
• Taxable income: $682
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $2,455/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: Diboll ISD
• NCES district ID: 4817040
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $42,667
• Composite: 34.67/100
• National rank: #5142
• State rank: #394 of 826 in TX

Livability — Diboll

• Score: 65/100
• State rank: #708
• US rank: #13209

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Diboll, TX
• Population (ZIP): 8,712

Population outlook (Angelina County) Hauer SSP2

• Today (2025): 90,174 people
• By 2030: 90,697 · +0.6%
• By 2040: 91,291 · +1.2%
• By 2050: 91,168 · +1.1%
• By 2075: 88,961 · -1.3%
• By 2100: 80,590 · -10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 41% Hispanic / Latino 40% Two or more races 27% Black 16%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 1% Serbian 1% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 66% English-only · Spanish 33% Vietnamese 1%

Political lean MEDSL · Angelina

• 2024 margin: Solid R (+52.0) · D 23.7% · R 75.7%
• 2008→2024 swing: -17.0pp toward R · 2008: -35.0pp · 2024: -52.0pp
• All cycles: 2024: R+52.0 2020: R+46.1 2016: R+47.3 2012: R+43.9 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.36%
• Current HPI: 200.1079
• 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

-2.7% since first listed

3 events — show timeline

• 2026-04-08 Price Changed $145,000 Deep East Texas MLS
• 2026-01-22 Listed $149,000 Deep East Texas MLS
• 2014-02-13 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,094 · +4.0% YoY. Source: county tax records.