331 NW Church St · De Kalb, TX 75559

$119,900

3 bd · 1.0 ba · 1,626 sqft · SingleFamily public records · 21 Days on market

0.59 ac lot $74/sqft · 111% above area

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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 +19.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• DSCR +6.3/10.0
• 1% rule +5.8/10.0
• 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

There's something special about a home that feels welcoming the moment you arrive, and this 3-bedroom, 1-bathroom cottage-style charmer does just that. Situated on a spacious 0.59-acre corner lot, mature trees surround the property, creating a peaceful, country-like setting while still being conveniently located in town. A paved driveway leads to a two-car carport with covered access into the home for everyday ease. Inside, you'll find a light-filled sunroom perfect for morning coffee or a quiet retreat, along with a cozy living room featuring a fireplace and original hardwood flooring that adds timeless character. The kitchen offers a unique layout full of personality, while the primary bedroom features two separate wardrobe-style closets, an uncommon touch that adds both function and charm. The bathroom is centrally located and has been refreshed with updated flooring and paint. Out back, a shaded yard with a privacy fence and charming rock pathways creates an inviting outdoor space to relax or entertain. An existing in-ground pool, not currently in use, is ready for restoration or reimagining, offering a great opportunity to create your ideal outdoor retreat. With its solid bones and classic appeal, this home offers a wonderful opportunity to add your own style and updates while preserving its original charm.

Key facts

• 0.59 acre lot
• 2 parking spots
• Listed 21 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% 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: schools D-, amenities F, commute 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.
• 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 $4k of equity ($829 loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, 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 21 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $118,101 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.08% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 7.7

CMA / ARV

• ARV (median comp): $56,942
• List price: $119,900
• Delta: 110.56%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
326 Church st St	0.04mi	2/1.0 (-1)	1,600 (-2%)	24mo	$97,000	$61	70
219 S Centre St	0.48mi	4/1.5 (+1)	1,708 (+5%)	5mo	$36,500	$21	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 12.4%
• Equity multiple: 1.71×
• Total profit: $23,795
• Equity at exit: $54,155

10-year hold

• IRR: 14.4%
• Equity multiple: 3.14×
• Total profit: $71,808
• Equity at exit: $83,648

Cash invested: $33,572 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$206 /mo · $2,471/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $142

Break-even live

Break-even rent $1,120

Max offer price $119,900

Occupancy floor 84%

Sensitivity live

Price	-10% $210	-5% $176	+0% $142	+5% $108	+10% $75
Rent	-10% $40	-5% $91	+0% $142	+5% $194	+10% $245
Rate	-1.0pp $203	-0.5pp $173	base $142	+0.5pp $111	+1.0pp $80

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: $29,975
• Closing costs: $3,597
• 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	44d	1	0.73mi

Listing history 5 events

1. 2026-05-07
   status Pending 1333-char remark

   Show marketing remark (1333 chars)

   There's something special about a home that feels welcoming the moment you arrive, and this 3-bedroom, 1-bathroom cottage-style charmer does just that. Situated on a spacious 0.59-acre corner lot, mature trees surround the property, creating a peaceful, country-like setting while still being conveniently located in town. A paved driveway leads to a two-car carport with covered access into the home for everyday ease. Inside, you'll find a light-filled sunroom perfect for morning coffee or a quiet retreat, along with a cozy living room featuring a fireplace and original hardwood flooring that adds timeless character. The kitchen offers a unique layout full of personality, while the primary bedroom features two separate wardrobe-style closets, an uncommon touch that adds both function and charm. The bathroom is centrally located and has been refreshed with updated flooring and paint. Out back, a shaded yard with a privacy fence and charming rock pathways creates an inviting outdoor space to relax or entertain. An existing in-ground pool, not currently in use, is ready for restoration or reimagining, offering a great opportunity to create your ideal outdoor retreat. With its solid bones and classic appeal, this home offers a wonderful opportunity to add your own style and updates while preserving its original charm.

2. 2026-04-16
   listed $119,900 Active 1333-char remark

   Show marketing remark (1333 chars)

   There's something special about a home that feels welcoming the moment you arrive, and this 3-bedroom, 1-bathroom cottage-style charmer does just that. Situated on a spacious 0.59-acre corner lot, mature trees surround the property, creating a peaceful, country-like setting while still being conveniently located in town. A paved driveway leads to a two-car carport with covered access into the home for everyday ease. Inside, you'll find a light-filled sunroom perfect for morning coffee or a quiet retreat, along with a cozy living room featuring a fireplace and original hardwood flooring that adds timeless character. The kitchen offers a unique layout full of personality, while the primary bedroom features two separate wardrobe-style closets, an uncommon touch that adds both function and charm. The bathroom is centrally located and has been refreshed with updated flooring and paint. Out back, a shaded yard with a privacy fence and charming rock pathways creates an inviting outdoor space to relax or entertain. An existing in-ground pool, not currently in use, is ready for restoration or reimagining, offering a great opportunity to create your ideal outdoor retreat. With its solid bones and classic appeal, this home offers a wonderful opportunity to add your own style and updates while preserving its original charm.

3. 2026-04-14
   historical $119,900 1333-char remark

   Show marketing remark (1333 chars)

   There's something special about a home that feels welcoming the moment you arrive, and this 3-bedroom, 1-bathroom cottage-style charmer does just that. Situated on a spacious 0.59-acre corner lot, mature trees surround the property, creating a peaceful, country-like setting while still being conveniently located in town. A paved driveway leads to a two-car carport with covered access into the home for everyday ease. Inside, you'll find a light-filled sunroom perfect for morning coffee or a quiet retreat, along with a cozy living room featuring a fireplace and original hardwood flooring that adds timeless character. The kitchen offers a unique layout full of personality, while the primary bedroom features two separate wardrobe-style closets, an uncommon touch that adds both function and charm. The bathroom is centrally located and has been refreshed with updated flooring and paint. Out back, a shaded yard with a privacy fence and charming rock pathways creates an inviting outdoor space to relax or entertain. An existing in-ground pool, not currently in use, is ready for restoration or reimagining, offering a great opportunity to create your ideal outdoor retreat. With its solid bones and classic appeal, this home offers a wonderful opportunity to add your own style and updates while preserving its original charm.

4. 2025-10-23
   soldstatus
5. 1989-09-18
   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: $2,471 · $206/mo
• Projected year-2 tax: $2,471 · $206/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: −$6,716
• − Property taxes: −$2,471
• − Insurance: −$600
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,488
• Taxable loss: −$170
• Est. tax savings @ 24.0%: +$41
• After-tax cash flow: $1,750/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

• Census place: De Kalb, TX
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-07 Pending — TBOR
• 2026-04-16 Listed $119,900 TBOR
• 2026-04-14 Coming Soon $119,900 TBOR
• 2025-10-23 Sold (Public Records) — Public Records
• 1989-09-18 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,471 · +2.3% YoY. Source: county tax records.