1117 E Brazos · Pearsall, TX 78061

$179,000

4 bd · 2.0 ba · 2,204 sqft · SingleFamily public records · 101 Days on market

Built 1963 0.53 ac lot $81/sqft · 26% below area Est $241k · 26% under

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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).

• ARV discount +15.0/15.0
• Appreciation +7.4/10.0
• Cash flow +6.7/30.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• DSCR +1.0/10.0

Listing remarks MLS

NOW OFFERING ASSUMPTION WITH APPROVED BUYER. THIS HOUSE HAS GREAT POTIENTAL 4 BEDROOM 2 BATH WITH A WORKING INGROUND POOL. FEATURES LOTS OF MATURE TREES AND SITS ON A CORNER LOT ON 1/4 OF THE BLOCK. PRICE TO SELL MOTIVATED SELLERS.

Key facts

• Corner lot
• Mature trees
• 0.53 acre lot

Tags

• WORKING INGROUND POOL
• MATURE TREES
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-285 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (28.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (16.6% below list).
• Recommended offer: $129k (28.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 70/100 on livability (#374 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, amenities F, commute F.
• Pearsall ISD (town): math 12% / reading 19% proficiency, ranked #810 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ted Flores El (520 students, 91% FRL); Pearsall J H (math 9% / reading 17%, grade F, #1,609 of 1,662 statewide, top 97%, 457 students, 80% FRL); Pearsall H S (math 17% / reading 28%, grade F, #1,354 of 1,632 statewide, top 83%, 614 students, 86% FRL).
• Market conditions: 45 active listings in the ZIP; 12 units permitted in Frio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (4.9% local appreciation)).
• Frio County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y ago; this cycle's ask has dropped $46k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; 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 $128,604 (28.2% 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 101 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 4.38%
• Cash-on-cash: -6.83%
• DSCR: 0.70
• GRM: 10.0

CMA / ARV

• ARV (median comp): $240,613
• List price: $179,000
• Delta: -25.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
820 E Colorado St	0.21mi	5/4.0 (+1)	2,287 (+4%)	7mo	$234,600	$103	65
1306 San Marcos	0.21mi	4/2.0	2,000 (-9%)	19mo	$255,000	$128	59
456 Margo	0.52mi	4/2.0	2,500 (+13%)	3mo	$285,000	$114	51

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

Projected returns pro-forma

4.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.43×
• Total profit: $21,793
• Equity at exit: $99,888

10-year hold

• IRR: 9.0%
• Equity multiple: 2.65×
• Total profit: $82,636
• Equity at exit: $171,125

Cash invested: $50,120 (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 78061

• Home prices YoY: 5.4%
• Active inventory: 45
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,493 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$452 /mo · $5,419/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-285

Break-even live

Break-even rent $1,854

Max offer price $128,604

Occupancy floor —

Sensitivity live

Price	-10% $-184	-5% $-235	+0% $-285	+5% $-336	+10% $-387
Rent	-10% $-403	-5% $-344	+0% $-285	+5% $-226	+10% $-167
Rate	-1.0pp $-195	-0.5pp $-240	base $-285	+0.5pp $-332	+1.0pp $-379

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-21
   days on market $179,000 Active 101 DOM
2. 2026-06-21
   days on market $179,000 Active 100 DOM
3. 2026-06-18
   days on market $179,000 Active 98 DOM
4. 2026-06-17
   days on market $179,000 Active 97 DOM
5. 2026-06-16
   days on market $179,000 Active 96 DOM
6. 2026-06-15
   days on market $179,000 Active 95 DOM
7. 2026-06-15
   days on market $179,000 Active 94 DOM
8. 2026-06-13
   days on market $179,000 Active 93 DOM
9. 2026-06-12
   days on market $179,000 Active 92 DOM
10. 2026-06-10
    days on market $179,000 Active 89 DOM
11. 2026-06-08
    days on market $179,000 Active 88 DOM
12. 2026-06-08
    days on market $179,000 Active 87 DOM
13. 2026-06-05
    days on market $179,000 Active 85 DOM
14. 2026-06-03
    days on market $179,000 Active 83 DOM
15. 2026-06-02
    days on market $179,000 Active 82 DOM
16. 2026-06-01
    days on market $179,000 Active 81 DOM
17. 2026-05-31
    days on market $179,000 Active 80 DOM
18. 2026-04-28
    price $179,000 234-char remark

    Show marketing remark (234 chars)

    NOW OFFERING ASSUMPTION WITH APPROVED BUYER. THIS HOUSE HAS GREAT POTIENTAL 4 BEDROOM 2 BATH WITH A WORKING INGROUND POOL. FEATURES LOTS OF MATURE TREES AND SITS ON A CORNER LOT ON 1/4 OF THE BLOCK. PRICE TO SELL MOTIVATED SELLERS.

19. 2026-04-14
    price $210,000 234-char remark

    Show marketing remark (234 chars)

    NOW OFFERING ASSUMPTION WITH APPROVED BUYER. THIS HOUSE HAS GREAT POTIENTAL 4 BEDROOM 2 BATH WITH A WORKING INGROUND POOL. FEATURES LOTS OF MATURE TREES AND SITS ON A CORNER LOT ON 1/4 OF THE BLOCK. PRICE TO SELL MOTIVATED SELLERS.

20. 2026-03-13
    listed $225,000 New 234-char remark

    Show marketing remark (234 chars)

    NOW OFFERING ASSUMPTION WITH APPROVED BUYER. THIS HOUSE HAS GREAT POTIENTAL 4 BEDROOM 2 BATH WITH A WORKING INGROUND POOL. FEATURES LOTS OF MATURE TREES AND SITS ON A CORNER LOT ON 1/4 OF THE BLOCK. PRICE TO SELL MOTIVATED SELLERS.

21. 2019-03-27
    soldstatus
22. 2017-08-22
    historical
23. 2017-08-14
    status Back on Market
24. 2017-07-10
    status Pending
25. 2017-07-05
    status Active Option
26. 2017-07-02
    historical
27. 2017-06-05
    price $88,000
28. 2017-06-04
    status Back on Market
29. 2017-05-31
    historical
30. 2017-03-25
    status Back on Market
31. 2017-03-17
    status Pending
32. 2017-03-07
    historical Active Option
33. 2016-12-13
    price $90,000
34. 2016-12-12
    status Back on Market
35. 2016-12-06
    historical Active Option
36. 2016-11-28
    listed $100,000 New
37. 2016-03-23
    historical
38. 2016-03-16
    price $99,990
39. 2016-02-24
    listed $109,900 New
40. 2001-04-17
    soldstatus
41. 1998-09-17
    soldstatus
42. 1998-09-16
    soldstatus
43. 1998-08-27
    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: $5,419 · $452/mo
• Projected year-2 tax: $5,419 · $452/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 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $17,918
• − Mortgage interest: −$10,027
• − Property taxes: −$5,419
• − Insurance: −$895
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$5,207
• Taxable loss: −$6,497
• Est. tax savings @ 24.0%: +$1,559
• After-tax cash flow: $-1,864/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: Pearsall ISD
• NCES district ID: 4834470
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 19% ▼ -12.00%
• Median HH income: $36,681
• Composite: 12.89/100
• National rank: #9588
• State rank: #810 of 826 in TX

Livability — Pearsall

• Score: 70/100
• State rank: #374
• US rank: #7921

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pearsall, TX
• Population (ZIP): 9,968

Population outlook (Frio County) Hauer SSP2

• Today (2025): 22,420 people
• By 2030: 24,445 · +9.0%
• By 2040: 28,783 · +28.4%
• By 2050: 33,604 · +49.9%
• By 2075: 46,166 · +105.9%
• By 2100: 52,553 · +134.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 38% White 11% Black 3%
• Hispanic origin (detail): Mexican 72%
• Foreign-born: 12% · Canada
• Languages at home: 47% English-only · Spanish 52%

Political lean MEDSL · Frio

• 2024 margin: Strong R (+24.6) · D 37.5% · R 62.0%
• 2008→2024 swing: -43.3pp toward R · 2008: 18.7pp · 2024: -24.6pp
• All cycles: 2024: R+24.6 2020: R+7.6 2016: D+6.3 2012: D+20.6 2008: D+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.86%
• Current HPI: 94.1821
• 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

+62.9% since first listed

26 events — show timeline

• 2026-04-28 Price Changed $179,000 LERA
• 2026-04-14 Price Changed $210,000 LERA
• 2026-03-13 Listed $225,000 LERA
• 2019-03-27 Sold (Public Records) — Public Records
• 2017-08-22 Listing Removed — LERA
• 2017-08-14 Relisted — LERA
• 2017-07-10 Pending — LERA
• 2017-07-05 Relisted — LERA
• 2017-07-02 Listing Removed — LERA
• 2017-06-05 Price Changed $88,000 LERA
• 2017-06-04 Relisted — LERA
• 2017-05-31 Listing Removed — LERA
• 2017-03-25 Relisted — LERA
• 2017-03-17 Pending — LERA
• 2017-03-07 Contingent — LERA
• 2016-12-13 Price Changed $90,000 LERA
• 2016-12-12 Relisted — LERA
• 2016-12-06 Contingent — LERA
• 2016-11-28 Listed $100,000 LERA
• 2016-03-23 Listing Removed — LERA
• 2016-03-16 Price Changed $99,990 LERA
• 2016-02-24 Listed $109,900 LERA
• 2001-04-17 Sold (Public Records) — Public Records
• 1998-09-17 Sold (Public Records) — Public Records
• 1998-09-16 Sold (Public Records) — Public Records
• 1998-08-27 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $5,419 · +7.0% YoY. Source: county tax records.