104 Gaskins St · Como, TX 75431

$125,000

3 bd · 1.0 ba · 1,242 sqft · SingleFamily · 357 Days on market

Built 2010 0.34 ac lot $101/sqft · 27% below area Est $171k · 27% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.4/30.0
• Appreciation +6.3/10.0
• 1% rule +4.2/10.0
• DSCR +3.7/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home offering 1,242 square feet of living space with beautiful flooring throughout. Recently updated and well-maintained, this home features a durable metal roof and low-maintenance metal siding. The foundation was professionally repaired in 2022, adding long-term peace of mind. With a clean, refreshed interior and solid bones, this property is move-in ready and full of potential.

Key facts

• Move-in ready
• Metal roof
• Metal siding

Tags

• METAL ROOF
• METAL SIDING
• CLEAN INTERIOR
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-20 ($-234/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (8.4% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#940 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Como-Pickton CISD (rural): math 39% / reading 39% proficiency, ranked #441 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 30 active listings in the ZIP; 66 units permitted in Hopkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($864 loan paydown + $3k appreciation (2.5% local appreciation)).
• Hopkins County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 357 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $40k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $110,000 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 357 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 9.1

CMA / ARV

• ARV (median comp): $170,935
• List price: $125,000
• Delta: -26.87%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Gaskins St	0.26mi	3/2.0	1,210 (-3%)	4mo	$170,000	$140	76
204 Jefferson St	0.30mi	4/2.0 (+1)	1,296 (+4%)	15mo	$235,000	$181	57

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

Projected returns pro-forma

2.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.6%
• Equity multiple: 1.31×
• Total profit: $10,915
• Equity at exit: $53,063

10-year hold

• IRR: 8.8%
• Equity multiple: 2.27×
• Total profit: $44,435
• Equity at exit: $79,412

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 75431

• Home prices YoY: 2.9%
• Active inventory: 30
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,145 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$217 /mo · $2,601/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $-20

Break-even live

Break-even rent $1,170

Max offer price $121,552

Occupancy floor 97%

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 28 events

1. 2026-06-19
   days on market $125,000 Active 357 DOM
2. 2026-06-18
   days on market $125,000 Active 356 DOM
3. 2026-06-17
   days on market $125,000 Active 355 DOM
4. 2026-06-16
   days on market $125,000 Active 354 DOM
5. 2026-06-15
   days on market $125,000 Active 353 DOM
6. 2026-06-14
   days on market $125,000 Active 351 DOM
7. 2026-06-12
   days on market $125,000 Active 350 DOM
8. 2026-06-09
   days on market $125,000 Active 347 DOM
9. 2026-06-08
   days on market $125,000 Active 346 DOM
10. 2026-06-07
    days on market $125,000 Active 345 DOM
11. 2026-06-07
    days on market $125,000 Active 344 DOM
12. 2026-06-03
    days on market $125,000 Active 341 DOM
13. 2026-06-02
    days on market $125,000 Active 340 DOM
14. 2026-06-01
    days on market $125,000 Active 339 DOM
15. 2026-05-31
    days on market $125,000 Active 338 DOM
16. 2026-05-30
    days on market $125,000 Active 337 DOM
17. 2026-05-18
    price $125,000 410-char remark

    Show marketing remark (410 chars)

    Charming 3-bedroom, 1-bath home offering 1,242 square feet of living space with beautiful flooring throughout. Recently updated and well-maintained, this home features a durable metal roof and low-maintenance metal siding. The foundation was professionally repaired in 2022, adding long-term peace of mind. With a clean, refreshed interior and solid bones, this property is move-in ready and full of potential.

18. 2025-09-04
    price $136,000 410-char remark

    Show marketing remark (410 chars)

    Charming 3-bedroom, 1-bath home offering 1,242 square feet of living space with beautiful flooring throughout. Recently updated and well-maintained, this home features a durable metal roof and low-maintenance metal siding. The foundation was professionally repaired in 2022, adding long-term peace of mind. With a clean, refreshed interior and solid bones, this property is move-in ready and full of potential.

19. 2025-08-06
    price $146,500 410-char remark

    Show marketing remark (410 chars)

    Charming 3-bedroom, 1-bath home offering 1,242 square feet of living space with beautiful flooring throughout. Recently updated and well-maintained, this home features a durable metal roof and low-maintenance metal siding. The foundation was professionally repaired in 2022, adding long-term peace of mind. With a clean, refreshed interior and solid bones, this property is move-in ready and full of potential.

20. 2025-07-22
    price $155,000 410-char remark

    Show marketing remark (410 chars)

    Charming 3-bedroom, 1-bath home offering 1,242 square feet of living space with beautiful flooring throughout. Recently updated and well-maintained, this home features a durable metal roof and low-maintenance metal siding. The foundation was professionally repaired in 2022, adding long-term peace of mind. With a clean, refreshed interior and solid bones, this property is move-in ready and full of potential.

21. 2025-06-27
    listed $165,000 Active 410-char remark

    Show marketing remark (410 chars)

    Charming 3-bedroom, 1-bath home offering 1,242 square feet of living space with beautiful flooring throughout. Recently updated and well-maintained, this home features a durable metal roof and low-maintenance metal siding. The foundation was professionally repaired in 2022, adding long-term peace of mind. With a clean, refreshed interior and solid bones, this property is move-in ready and full of potential.

22. 2022-01-06
    soldstatus Sold 166-char remark

    Show marketing remark (166 chars)

    Great investment opportunity or starter home. Three bedrooms and one full bath. Large front porch and large yard with mature pecan trees. Schedule your showing today!

23. 2022-01-06
    soldstatus

    Show marketing remark (166 chars)

    Great investment opportunity or starter home. Three bedrooms and one full bath. Large front porch and large yard with mature pecan trees. Schedule your showing today!

24. 2021-11-07
    status Pending 166-char remark

    Show marketing remark (166 chars)

    Great investment opportunity or starter home. Three bedrooms and one full bath. Large front porch and large yard with mature pecan trees. Schedule your showing today!

25. 2021-10-06
    historical Active Option Contract 166-char remark

    Show marketing remark (166 chars)

    Great investment opportunity or starter home. Three bedrooms and one full bath. Large front porch and large yard with mature pecan trees. Schedule your showing today!

26. 2021-10-05
    listed $116,000
27. 2021-09-06
    listed $116,000 Active 166-char remark

    Show marketing remark (166 chars)

    Great investment opportunity or starter home. Three bedrooms and one full bath. Large front porch and large yard with mature pecan trees. Schedule your showing today!

28. 2007-08-30
    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: $2,601 · $217/mo
• Projected year-2 tax: $2,601 · $217/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 · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,744
• − Mortgage interest: −$7,002
• − Property taxes: −$2,601
• − Insurance: −$625
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$3,636
• Taxable loss: −$2,319
• Est. tax savings @ 24.0%: +$557
• After-tax cash flow: $322/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: Como-Pickton CISD
• NCES district ID: 4814880
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $44,477
• Composite: 33.14/100
• National rank: #5556
• State rank: #441 of 826 in TX

Livability — Como

• Score: 62/100
• State rank: #940
• US rank: #16690

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Como, TX
• Population (ZIP): 1,924

Population outlook (Hopkins County) Hauer SSP2

• Today (2025): 38,107 people
• By 2030: 38,867 · +2.0%
• By 2040: 40,009 · +5.0%
• By 2050: 40,448 · +6.1%
• By 2075: 40,669 · +6.7%
• By 2100: 37,234 · -2.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (51%)
• Race & ethnicity: White 51% Hispanic / Latino 46% Two or more races 11% Asian 1%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Serbian 3% Scottish 2% Slovak 1%
• Foreign-born: 25% · Canada, Vietnam
• Languages at home: 61% English-only · Spanish 38% Vietnamese 1%

Political lean MEDSL · Hopkins

• 2024 margin: Solid R (+64.6) · D 17.4% · R 82.0%
• 2008→2024 swing: -20.0pp toward R · 2008: -44.7pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+60.7 2016: R+60.8 2012: R+55.4 2008: R+44.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.55%
• Current HPI: 90.9113
• 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

+7.8% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $125,000 NTREIS
• 2025-09-04 Price Changed $136,000 NTREIS
• 2025-08-06 Price Changed $146,500 NTREIS
• 2025-07-22 Price Changed $155,000 NTREIS
• 2025-06-27 Listed $165,000 NTREIS
• 2022-01-06 Sold (MLS) — GTAR
• 2022-01-06 Sold (MLS) — NTREIS
• 2021-11-07 Pending — NTREIS
• 2021-10-06 Contingent — NTREIS
• 2021-10-05 Listed $116,000 GTAR
• 2021-09-06 Listed $116,000 NTREIS
• 2007-08-30 Sold (Public Records) — Public Records

Property tax history

+7.8%/yr

Latest (2025): $2,601 · -8.9% YoY. Source: county tax records.