100 Saddlebrook Dr · De Kalb, TX 75559

$138,333

3 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 108 Days on market

Built 2023 10,454 sqft lot $128/sqft · 199% above area ↓ 5% since listing

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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 +13.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• 1% rule +4.4/10.0
• DSCR +4.1/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

New Listing in De Kalb, TX! Welcome to 100 Saddlebrooke Dr in De Kalb, TX! If you're searching for the perfect starter home or looking to downsize, this charming property may be just what you need. This well-designed 3-bedroom, 2-bath home offers 1,080 square feet of efficient living space with vaulted ceilings and a split-bedroom layout for added privacy. The open-concept living area creates a comfortable flow, while the kitchen features modern details and includes all appliances, making it truly move-in ready. Situated on a 0.24-acre lot, the property provides a great balance of manageable outdoor space and comfort. Conveniently located close to shopping, dining, and local schools, this home offers both practicality and small-town charm.

Key facts

• Move-in ready
• Split-bedroom layout
• Close to shopping

Tags

• SPLIT-BEDROOM LAYOUT
• OPEN-CONCEPT LIVING AREA
• MODERN DETAILS
• MOVE-IN READY
• MANAGEABLE OUTDOOR SPACE
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $5 ($65/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 $130k (6.0% below list).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#721 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Dekalb ISD (rural): math 44% / reading 38% proficiency, ranked #403 of 826 in TX (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Dekalb El (math 47% / reading 47%, grade D-, #1,006 of 4,322 statewide, top 25%, 321 students, 68% FRL); James L Germany Middle (math 43% / reading 36%, grade F, #660 of 1,662 statewide, top 41%, 235 students, 77% FRL); Dekalb H S (math 42% / reading 37%, grade F, #821 of 1,632 statewide, top 53%, 272 students, 66% FRL).
• Market conditions: 108 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($957 loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,883 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.94% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 8.9

CMA / ARV

• ARV (median comp): $46,236
• List price: $138,333
• Delta: 199.19%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

3.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.45×
• Total profit: $17,331
• Equity at exit: $62,480

10-year hold

• IRR: 10.4%
• Equity multiple: 2.57×
• Total profit: $60,993
• Equity at exit: $96,507

Cash invested: $38,733 (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 75559

• Home prices YoY: 1.9%
• Active inventory: 108
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$725
• Tax from tax record: −$239 /mo · $2,862/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $5

Break-even live

Break-even rent $1,293

Max offer price $138,333

Occupancy floor 95%

Sensitivity live

Price	-10% $84	-5% $45	+0% $5	+5% $-34	+10% $-73
Rent	-10% $-97	-5% $-46	+0% $5	+5% $57	+10% $108
Rate	-1.0pp $75	-0.5pp $41	base $5	+0.5pp $-30	+1.0pp $-67

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: $34,583
• Closing costs: $4,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
338 E Peters St De Kalb, TX	3.0	2.0	1312	$1,300	$0.99	45d	1	1.41mi

Listing history 18 events

1. 2026-06-21
   days on market $138,333 Active 108 DOM
2. 2026-06-21
   days on market $138,333 Active 107 DOM
3. 2026-06-18
   days on market $138,333 Active 105 DOM
4. 2026-06-17
   days on market $138,333 Active 104 DOM
5. 2026-06-16
   days on market $138,333 Active 103 DOM
6. 2026-06-15
   days on market $138,333 Active 102 DOM
7. 2026-06-13
   days on market $138,333 Active 100 DOM
8. 2026-06-12
   days on market $138,333 Active 99 DOM
9. 2026-06-09
   days on market $138,333 Active 96 DOM
10. 2026-06-08
    days on market $138,333 Active 95 DOM
11. 2026-06-08
    days on market $138,333 Active 94 DOM
12. 2026-06-05
    days on market $138,333 Active 92 DOM
13. 2026-06-03
    days on market $138,333 Active 90 DOM
14. 2026-06-02
    days on market $138,333 Active 89 DOM
15. 2026-06-01
    days on market $138,333 Active 88 DOM
16. 2026-05-31
    days on market $138,333 Active 87 DOM
17. 2026-05-04
    price $138,333 750-char remark

    Show marketing remark (750 chars)

    New Listing in De Kalb, TX! Welcome to 100 Saddlebrooke Dr in De Kalb, TX! If you're searching for the perfect starter home or looking to downsize, this charming property may be just what you need. This well-designed 3-bedroom, 2-bath home offers 1,080 square feet of efficient living space with vaulted ceilings and a split-bedroom layout for added privacy. The open-concept living area creates a comfortable flow, while the kitchen features modern details and includes all appliances, making it truly move-in ready. Situated on a 0.24-acre lot, the property provides a great balance of manageable outdoor space and comfort. Conveniently located close to shopping, dining, and local schools, this home offers both practicality and small-town charm.

18. 2026-02-23
    listed $145,000 Active 750-char remark

    Show marketing remark (750 chars)

    New Listing in De Kalb, TX! Welcome to 100 Saddlebrooke Dr in De Kalb, TX! If you're searching for the perfect starter home or looking to downsize, this charming property may be just what you need. This well-designed 3-bedroom, 2-bath home offers 1,080 square feet of efficient living space with vaulted ceilings and a split-bedroom layout for added privacy. The open-concept living area creates a comfortable flow, while the kitchen features modern details and includes all appliances, making it truly move-in ready. Situated on a 0.24-acre lot, the property provides a great balance of manageable outdoor space and comfort. Conveniently located close to shopping, dining, and local schools, this home offers both practicality and small-town charm.

ⓘ 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: $2,862 · $239/mo
• Projected year-2 tax: $2,862 · $239/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,600
• − Mortgage interest: −$7,749
• − Property taxes: −$2,862
• − Insurance: −$692
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$4,024
• Taxable loss: −$2,223
• Est. tax savings @ 24.0%: +$534
• After-tax cash flow: $598/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: Dekalb ISD
• NCES district ID: 4816570
• Math proficiency: 44% ▲ 6.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $40,661
• Composite: 34.46/100
• National rank: #5193
• State rank: #403 of 826 in TX

Livability — De Kalb

• Score: 65/100
• State rank: #721
• US rank: #13453

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,276

Population outlook (Bowie County) Hauer SSP2

• Today (2025): 94,699 people
• By 2030: 94,824 · +0.1%
• By 2040: 94,870 · +0.2%
• By 2050: 93,686 · -1.1%
• By 2075: 90,082 · -4.9%
• By 2100: 76,579 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 12% Hispanic / Latino 10% Two or more races 6% Native American 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Serbian 1% Italian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Tagalog/Filipino 1% German/W. Germanic 1%

Political lean MEDSL · Bowie

• 2024 margin: Solid R (+48.7) · D 25.3% · R 74.0%
• 2008→2024 swing: -10.8pp toward R · 2008: -37.9pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+42.8 2016: R+46.6 2012: R+41.5 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.04%
• Current HPI: 161.9331
• 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

-4.6% since first listed

2 events — show timeline

• 2026-05-04 Price Changed $138,333 TBOR
• 2026-02-23 Listed $145,000 TBOR

Property tax history

+51.8%/yr

Latest (2025): $2,862 · +5.7% YoY. Source: county tax records.