200 Williams St · Cuero, TX 77954

$174,900

3 bd · 2.0 ba · 2,176 sqft · SingleFamily public records · 72 Days on market

Built 1955 0.44 ac lot $80/sqft · 29% below area Est $248k · 29% 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).

• Cash flow +17.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +4.6/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and thoughtfully updated, this 3-bedroom, 2-bath home offers comfort, character, and functionality throughout. The spacious kitchen is a standout, featuring warm wooden countertops, freshly painted cabinetry, and a center island with generous storage for convenient everyday living and entertaining. Recent upgrades include new flooring, stylish wooden beams, added insulation in both walls and ceilings, and a roof replaced just two years ago. Structural improvements such as new floor joists and steel beams provide added peace of mind. The home also features a walk-in closet in the primary bedroom, a walk-in shower with upgraded shower fixtures, farmhouse-style sliding doors, a roomy hall bathroom, and a convenient utility area. Situated on nearly half an acre, the property boasts a large backyard ideal for gardening, pets, play, or future outdoor gatherings. Enjoy the outdoors from the deck, and take advantage of the fenced yard and a storage building on a concrete pad—perfect for a workshop or extra storage. With its smart layout, modern updates, and inviting cottage feel, this home is a fantastic opportunity for first-time buyers, those looking to relocate, or investors seeking potential in a charming setting.

Key facts

• 0.44 acre lot
• Built 1955
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/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 $168k (3.8% below list).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 5.1% in Cuero — 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 66/100 on livability (#617 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, crime F, amenities F.
• Cuero ISD (town): math 34% / reading 42% proficiency, ranked #454 of 826 in TX (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 115 active listings in the ZIP; 9 units permitted in DeWitt 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 $5k of value loss. Plan a longer hold.
• DeWitt County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $164,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 0.96% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.47%
• DSCR: 1.15
• GRM: 8.7

CMA / ARV

• ARV (median comp): $247,938
• List price: $174,900
• Delta: -29.46%
• 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
608 W Thomas	0.40mi	4/2.0 (+1)	1,980 (-9%)	0mo	$286,840	$145	61
204 W Johnson St	0.67mi	3/2.0	2,404 (+10%)	2mo	$235,000	$98	49

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-19,302
• Equity at exit: $26,078

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-5,132
• Equity at exit: $15,122

Cash invested: $48,972 (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 77954

• Active inventory: 115
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,683 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$198 /mo · $2,375/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $142

Break-even live

Break-even rent $1,504

Max offer price $174,900

Occupancy floor 87%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $174,900 Active 72 DOM
2. 2026-06-18
   days on market $174,900 Active 71 DOM
3. 2026-06-17
   days on market $174,900 Active 70 DOM
4. 2026-06-16
   days on market $174,900 Active 69 DOM
5. 2026-06-15
   days on market $174,900 Active 68 DOM
6. 2026-06-14
   days on market $174,900 Active 66 DOM
7. 2026-06-13
   pricedays on market $174,900 Active 65 DOM
8. 2026-06-10
   days on market $179,900 Active 63 DOM
9. 2026-06-09
   days on market $179,900 Active 62 DOM
10. 2026-06-08
    days on market $179,900 Active 61 DOM
11. 2026-06-07
    days on market $179,900 Active 60 DOM
12. 2026-06-02
    days on market $179,900 Active 55 DOM
13. 2026-06-01
    days on market $179,900 Active 54 DOM
14. 2026-05-31
    days on market $179,900 Active 53 DOM
15. 2026-05-30
    days on market $179,900 Active 52 DOM
16. 2026-04-08
    listed $179,900 Active 1244-char remark

    Show marketing remark (1244 chars)

    Charming and thoughtfully updated, this 3-bedroom, 2-bath home offers comfort, character, and functionality throughout. The spacious kitchen is a standout, featuring warm wooden countertops, freshly painted cabinetry, and a center island with generous storage for convenient everyday living and entertaining. Recent upgrades include new flooring, stylish wooden beams, added insulation in both walls and ceilings, and a roof replaced just two years ago. Structural improvements such as new floor joists and steel beams provide added peace of mind. The home also features a walk-in closet in the primary bedroom, a walk-in shower with upgraded shower fixtures, farmhouse-style sliding doors, a roomy hall bathroom, and a convenient utility area. Situated on nearly half an acre, the property boasts a large backyard ideal for gardening, pets, play, or future outdoor gatherings. Enjoy the outdoors from the deck, and take advantage of the fenced yard and a storage building on a concrete pad—perfect for a workshop or extra storage. With its smart layout, modern updates, and inviting cottage feel, this home is a fantastic opportunity for first-time buyers, those looking to relocate, or investors seeking potential in a charming setting.

17. 2020-08-21
    soldstatus Sold 609-char remark

    Show marketing remark (609 chars)

    Great investment opportunity. This charming home just needs some TLC and a facelift to become a great starter home or rental property. The rooms are very large and there are four bedrooms in the main house . There is a small building behind the main house which was also being lived in. The property sits on multiple lots which, all together, form an entire block. The other lots could be used to place other homes to maximize your investment profit - four potential houses at one low price! All furniture and household items in house are included and can be cleaned to use as rental property or can be sold.

18. 2020-08-12
    status Pending 609-char remark

    Show marketing remark (609 chars)

    Great investment opportunity. This charming home just needs some TLC and a facelift to become a great starter home or rental property. The rooms are very large and there are four bedrooms in the main house . There is a small building behind the main house which was also being lived in. The property sits on multiple lots which, all together, form an entire block. The other lots could be used to place other homes to maximize your investment profit - four potential houses at one low price! All furniture and household items in house are included and can be cleaned to use as rental property or can be sold.

19. 2020-07-18
    price $65,000 609-char remark

    Show marketing remark (609 chars)

    Great investment opportunity. This charming home just needs some TLC and a facelift to become a great starter home or rental property. The rooms are very large and there are four bedrooms in the main house . There is a small building behind the main house which was also being lived in. The property sits on multiple lots which, all together, form an entire block. The other lots could be used to place other homes to maximize your investment profit - four potential houses at one low price! All furniture and household items in house are included and can be cleaned to use as rental property or can be sold.

20. 2020-05-12
    listed $79,500 Active 609-char remark

    Show marketing remark (609 chars)

    Great investment opportunity. This charming home just needs some TLC and a facelift to become a great starter home or rental property. The rooms are very large and there are four bedrooms in the main house . There is a small building behind the main house which was also being lived in. The property sits on multiple lots which, all together, form an entire block. The other lots could be used to place other homes to maximize your investment profit - four potential houses at one low price! All furniture and household items in house are included and can be cleaned to use as rental property or can be sold.

21. 2020-05-12
    listed $79,500

    Show marketing remark (609 chars)

    Great investment opportunity. This charming home just needs some TLC and a facelift to become a great starter home or rental property. The rooms are very large and there are four bedrooms in the main house . There is a small building behind the main house which was also being lived in. The property sits on multiple lots which, all together, form an entire block. The other lots could be used to place other homes to maximize your investment profit - four potential houses at one low price! All furniture and household items in house are included and can be cleaned to use as rental property or can be sold.

ⓘ 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: $2,375 · $198/mo
• Projected year-2 tax: $3,201 · $267/mo
• Expected delta: +$825/yr (+$69/mo · 34.7%)

ⓘ 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 8/10 Severe 7 d/yr ≥111°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: $20,199
• − Mortgage interest: −$9,797
• − Property taxes: −$2,375
• − Insurance: −$874
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$5,088
• Taxable loss: −$1,168
• Est. tax savings @ 24.0%: +$280
• After-tax cash flow: $1,981/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: Cuero ISD
• NCES district ID: 4815960
• Math proficiency: 34% ▼ -7.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $46,956
• Composite: 32.52/100
• National rank: #5700
• State rank: #454 of 826 in TX

Livability — Cuero

• Score: 66/100
• State rank: #617
• US rank: #11713

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cuero, TX
• City population: 11,007
• Population (ZIP): 11,007

Population outlook (DeWitt County) Hauer SSP2

• Today (2025): 22,271 people
• By 2030: 22,953 · +3.1%
• By 2040: 24,396 · +9.5%
• By 2050: 25,921 · +16.4%
• By 2075: 29,672 · +33.2%
• By 2100: 29,516 · +32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 48% Hispanic / Latino 38% Two or more races 13% Black 10% Native American 2%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Romanian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 83% English-only · Spanish 16%

Political lean MEDSL · DeWitt

• 2024 margin: Solid R (+67.0) · D 16.2% · R 83.3%
• 2008→2024 swing: -19.2pp toward R · 2008: -47.9pp · 2024: -67.0pp
• All cycles: 2024: R+67.0 2020: R+62.5 2016: R+63.8 2012: R+55.1 2008: R+47.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.54%
• Current HPI: 171.7238
• 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

+126.3% since first listed

6 events — show timeline

• 2026-04-08 Listed $179,900 CTXMLS
• 2020-08-21 Sold (MLS) — HARMLS
• 2020-08-12 Pending — HARMLS
• 2020-07-18 Price Changed $65,000 HARMLS
• 2020-05-12 Listed $79,500 CTXMLS
• 2020-05-12 Listed $79,500 HARMLS

Property tax history

+13.6%/yr

Latest (2025): $2,375 · +11.8% YoY. Source: county tax records.