1152 E 4th St · Alice, TX 78332

$79,000

3 bd · 2.0 ba · 1,532 sqft · SingleFamily public records · 17 Days on market

Built 1982 0.27 ac lot

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

Listing remarks MLS

This is a large three bedroom, two bathroom home. Large backyard and covered carport for parking. Great rental producing home! Wonderful for families with a park across the street!

Key facts

• Near schools
• Near shopping
• Carport

Tags

• CARPORT
• FUNCTIONAL FLOOR PLAN
• OVERSIZED BACKYARD
• NEAR SHOPPING
• NEAR SCHOOLS
• NEAR PARKS

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: 1-car garage; 1 covered carport
• Utilities: Public water; Public sewer
• Home design: Single-story; Pillar/post/pier foundation; Shingle siding
• Construction: Shingle roof; Built with shingle siding
• Exterior features: No notable exterior features listed; 0.27 acre lot

Interior

• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: Split bedrooms; Vinyl flooring
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.0% 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 $546 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major flood risk; 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 $77,815 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.80% ✓
• Cap rate: 13.95%
• Cash-on-cash: 27.36%
• DSCR: 2.22
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $176,180
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1236 E 5th St	0.18mi	3/2.0	1,525 (-0%)	14mo	$199,900	$131	79
1110 E 3rd St	0.12mi	4/2.0 (+1)	1,674 (+9%)	8mo	$148,500	$89	68
1140 Gresham	0.14mi	4/1.0 (+1)	1,716 (+12%)	3mo	$118,500	$69	62
1301 Roosevelt Blvd	0.69mi	3/2.0	1,520 (-1%)	9mo	$224,000	$147	59
844 Roosevelt Blvd	0.68mi	4/2.0 (+1)	1,526 (-0%)	4mo	$262,000	$172	59
1109 Washington Dr	0.70mi	3/2.0	1,528 (-0%)	10mo	$128,500	$84	59
1211 Highland Ave	0.50mi	3/1.0	1,642 (+7%)	4mo	$85,000	$52	58
1310 Rose Dr	0.63mi	3/2.0	1,588 (+4%)	14mo	$214,999	$135	53
1020 Kleberg	0.40mi	3/1.0	1,362 (-11%)	7mo	$95,000	$70	53
1003 Anderson Dr	0.42mi	3/2.0	1,345 (-12%)	10mo	$155,000	$115	52
1704 Agarito	0.75mi	3/2.0	1,513 (-1%)	18mo	$225,000	$149	48
514 7th E	0.54mi	3/3.0	1,748 (+14%)	11mo	$189,000	$108	38

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: 21.4%
• Equity multiple: 1.88×
• Total profit: $19,387
• Equity at exit: $11,779

10-year hold

• IRR: 29.6%
• Equity multiple: 3.65×
• Total profit: $58,510
• Equity at exit: $6,830

Cash invested: $22,120 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,420 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$170 /mo · $2,040/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $504

Break-even live

Break-even rent $781

Max offer price $79,000

Occupancy floor 59%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $79,000 Active 17 DOM
2. 2026-06-17
   days on market $79,000 Active 16 DOM
3. 2026-06-16
   days on market $79,000 Active 15 DOM
4. 2026-06-15
   days on market $79,000 Active 14 DOM
5. 2026-06-13
   days on market $79,000 Active 12 DOM
6. 2026-06-12
   days on market $79,000 Active 11 DOM
7. 2026-06-09
   days on market $79,000 Active 8 DOM
8. 2026-06-08
   days on market $79,000 Active 7 DOM
9. 2026-06-08
   days on market $79,000 Active 6 DOM
10. 2026-06-07
    days on market $79,000 Active 5 DOM
11. 2026-06-03
    days on market $79,000 Active 2 DOM
12. 2026-06-02
    remarks 682-char remark
13. 2026-06-02
    listed $79,000 Active 1 DOM

ⓘ 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: $2,040 · $170/mo
• Projected year-2 tax: $2,040 · $170/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 6/10 Major FEMA zone X · 75% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $17,037
• − Mortgage interest: −$4,425
• − Property taxes: −$2,040
• − Insurance: −$395
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$2,298
• Taxable income: $5,152
• Est. tax owed @ 24.0%: −$1,237
• After-tax cash flow: $4,816/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: 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

• Census place: Alice, TX
• 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

+23.4% since first listed

9 events — show timeline

• 2026-06-01 Listed $79,000 CBMLS
• 2021-06-01 Delisted — CBMLS
• 2021-06-01 Sold (MLS) — CBMLS
• 2021-05-12 Listed $75,000 CBMLS
• 2018-10-17 Delisted — CBMLS
• 2018-10-02 Price Changed $62,000 CBMLS
• 2018-09-19 Listed $65,000 CBMLS
• 2016-10-04 Delisted — CBMLS
• 2016-08-28 Listed $64,000 CBMLS

Property tax history

+4.7%/yr

Latest (2025): $2,040 · +1.0% YoY. Source: county tax records.