763 Frontier St · Bowie, TX 76230

$200,000

3 bd · 2.0 ba · 1,664 sqft · SingleFamily public records · 35 Days on market

Built 1940 0.62 ac lot

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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 +15.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +3.3/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.62 acre lot
• 2 garage spots
• Built 1940

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Two covered parking spaces; Additional parking; Two-car garage (30' wide x 40' long x 12' high)
• Utilities: Electricity connected; Private water; Private sewer; Well; No municipal utility district
• Home design: Single-family residence; One story; Property attached: Yes
• Construction: Composition roof; Built in 1940
• Exterior features: Lot about 0.62 acre; Outside city limits; Private water and private sewer; Well

Interior

• Kitchen: Corian-type countertops; Built-in cabinets; Dual sinks; Electric range
• Bedrooms: Primary bedroom on main level (13 x 15); Two additional bedrooms on main level (each 10 x 11)
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Open floorplan; Vaulted ceilings; Natural woodwork; Pantry; Cable TV available; High-speed internet available; Other
• Laundry & utility: Full-size washer/dryer area; Utility room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/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 $167k (16.7% below list).
• Recommended offer: $167k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.1% in Bowie — 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 64/100 on livability (#796 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Bowie ISD (town): math 34% / reading 41% proficiency, ranked #469 of 826 in TX (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bowie El (422 students, 65% FRL) — zoned schools average 65% FRL vs 42% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 241 active listings in the ZIP; 23 units permitted in Montague 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 $6k of value loss. Plan a longer hold.
• Montague County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,641 (16.7% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.83% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.95%
• DSCR: 1.09
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.2%
• Equity multiple: 0.52×
• Total profit: $-26,674
• Equity at exit: $29,821

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-16,040
• Equity at exit: $17,292

Cash invested: $56,000 (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 76230

• Home prices YoY: -27.1%
• Active inventory: 241
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,666 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$93 /mo · $1,118/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $91

Break-even live

Break-even rent $1,551

Max offer price $200,000

Occupancy floor 90%

Sensitivity live

Price	-10% $204	-5% $148	+0% $91	+5% $35	+10% $-22
Rent	-10% $-40	-5% $25	+0% $91	+5% $157	+10% $223
Rate	-1.0pp $192	-0.5pp $142	base $91	+0.5pp $39	+1.0pp $-13

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $200,000 Active 35 DOM
2. 2026-06-18
   days on market $200,000 Active 33 DOM
3. 2026-06-17
   days on market $200,000 Active 32 DOM
4. 2026-06-16
   days on market $200,000 Active 31 DOM
5. 2026-06-15
   days on market $200,000 Active 30 DOM
6. 2026-06-13
   days on market $200,000 Active 28 DOM
7. 2026-06-12
   days on market $200,000 Active 27 DOM
8. 2026-06-09
   days on market $200,000 Active 24 DOM
9. 2026-06-08
   days on market $200,000 Active 23 DOM
10. 2026-06-08
    days on market $200,000 Active 22 DOM
11. 2026-06-07
    days on market $200,000 Active 21 DOM
12. 2026-06-03
    days on market $200,000 Active 18 DOM
13. 2026-06-02
    days on market $200,000 Active 17 DOM
14. 2026-06-01
    days on market $200,000 Active 16 DOM
15. 2026-05-31
    days on market $200,000 Active 15 DOM
16. 2026-05-16
    listed $200,000 Active
17. 2021-11-04
    soldstatus
18. 2011-09-16
    soldstatus
19. 2007-01-11
    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: $1,118 · $93/mo
• Projected year-2 tax: $3,660 · $305/mo
• Expected delta: +$2,542/yr (+$212/mo · 227.4%)

ⓘ 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 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $19,997
• − Mortgage interest: −$11,203
• − Property taxes: −$1,118
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − Depreciation: −$5,818
• Taxable loss: −$2,342
• Est. tax savings @ 24.0%: +$562
• After-tax cash flow: $1,656/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: Bowie ISD
• NCES district ID: 4810990
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 41% ▼ -2.00%
• Median HH income: $45,720
• Composite: 31.99/100
• National rank: #5836
• State rank: #469 of 826 in TX

Livability — Bowie

• Score: 64/100
• State rank: #796
• US rank: #14499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,885

Population outlook (Montague County) Hauer SSP2

• Today (2025): 18,216 people
• By 2030: 17,603 · -3.4%
• By 2040: 16,451 · -9.7%
• By 2050: 15,424 · -15.3%
• By 2075: 13,365 · -26.6%
• By 2100: 10,998 · -39.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 7%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Serbian 2% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 10% Other Indo-European 1%

Political lean MEDSL · Montague

• 2024 margin: Solid R (+77.7) · D 10.9% · R 88.5%
• 2008→2024 swing: -19.2pp toward R · 2008: -58.5pp · 2024: -77.7pp
• All cycles: 2024: R+77.7 2020: R+76.6 2016: R+77.2 2012: R+70.1 2008: R+58.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.69%
• Current HPI: 204.0919
• 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 events — show timeline

• 2026-05-16 Listed $200,000 NTREIS
• 2021-11-04 Sold (Public Records) — Public Records
• 2011-09-16 Sold (Public Records) — Public Records
• 2007-01-11 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,118 · +0.0% YoY. Source: county tax records.