315 E Bexar St · Crystal City, TX 78839

$100,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 204 Days on market

Built 1970 8,324 sqft lot $107/sqft · 15% above area Est $87k · 15% over

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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).

• Cash flow +15.1/30.0
• Appreciation +7.5/10.0
• 1% rule +4.9/10.0
• DSCR +4.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.7/15.0

Listing remarks MLS

Updated 3 bedroom, 1 bath home just a few blocks away from everything in Crystal City! With a Restaurant, Pharmacy, Doctor offices, and HEB just up the road, this home offers a great location and access. Also, within walking distance to schools. Stay cool in the summer and warm in the winter with a recently installed 2-ton mini-split for A/C and heating. Recent updates to the bathroom and kitchen include an updated tile backsplash and new appliances with a brand new electric stove, refrigerator, and water heater. Offering a very large lot, measuring 55 wide by 150 deep, there is plenty of space to make this house your home! * All Buyers and Buyer Agents to verify property information and complete all due diligence. Information provided is deemed reliable, but is not guaranteed and should be independently verified. *

Key facts

• New appliances
• 8,324 sq ft lot
• 2 parking spots

Tags

• WALKING DISTANCE TO SCHOOLS
• RECENTLY INSTALLED MINI-SPLIT
• UPDATED TILE BACKSPLASH
• NEW APPLIANCES
• BRAND NEW ELECTRIC STOVE
• BRAND NEW REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $34 ($403/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 $99k (1.1% below list).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#910 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Crystal City ISD (town): math 10% / reading 22% proficiency, ranked #813 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Zavala El (math 12% / reading 15%, grade F, #4,138 of 4,322 statewide, top 96%, 358 students, 92% FRL); Sterling H Fly Jr H S (math 8% / reading 26%, grade F, #1,520 of 1,662 statewide, top 92%, 371 students, 84% FRL); Crystal City H S (math 2% / reading 32%, grade F, #1,460 of 1,632 statewide, top 91%, 551 students, 82% FRL).
• Market conditions: 19 active listings in the ZIP; 3 units permitted in Zavala County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($691 loan paydown + $5k appreciation (5.0% local appreciation)).
• Zavala County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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 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. 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?
8. 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.
9. 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.
10. 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: 0.99% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.44%
• DSCR: 1.06
• GRM: 8.4

CMA / ARV

• ARV (median comp): $86,874
• List price: $100,000
• Delta: 15.11%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

5.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 1.91×
• Total profit: $25,351
• Equity at exit: $56,788

10-year hold

• IRR: 14.9%
• Equity multiple: 3.67×
• Total profit: $74,847
• Equity at exit: $98,107

Cash invested: $28,000 (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 78839

• Home prices YoY: 3.9%
• Active inventory: 19
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$181 /mo · $2,175/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $34

Break-even live

Break-even rent $946

Max offer price $100,000

Occupancy floor 92%

Sensitivity live

Price	-10% $90	-5% $62	+0% $34	+5% $5	+10% $-23
Rent	-10% $-44	-5% $-5	+0% $34	+5% $73	+10% $112
Rate	-1.0pp $84	-0.5pp $59	base $34	+0.5pp $8	+1.0pp $-19

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-22
   days on market $100,000 Active 204 DOM
2. 2026-06-21
   days on market $100,000 Active 203 DOM
3. 2026-06-19
   days on market $100,000 Active 201 DOM
4. 2026-06-18
   days on market $100,000 Active 200 DOM
5. 2026-06-17
   days on market $100,000 Active 199 DOM
6. 2026-06-16
   days on market $100,000 Active 198 DOM
7. 2026-06-15
   days on market $100,000 Active 197 DOM
8. 2026-06-14
   days on market $100,000 Active 195 DOM
9. 2026-06-13
   days on market $100,000 Active 194 DOM
10. 2026-06-10
    days on market $100,000 Active 192 DOM
11. 2026-06-09
    days on market $100,000 Active 191 DOM
12. 2026-06-08
    days on market $100,000 Active 190 DOM
13. 2026-06-07
    days on market $100,000 Active 189 DOM
14. 2026-06-05
    days on market $100,000 Active 186 DOM
15. 2026-06-03
    days on market $100,000 Active 185 DOM
16. 2026-06-02
    days on market $100,000 Active 184 DOM
17. 2026-06-01
    days on market $100,000 Active 183 DOM
18. 2026-05-31
    days on market $100,000 Active 182 DOM
19. 2026-05-30
    days on market $100,000 Active 181 DOM
20. 2026-04-03
    price $100,000 829-char remark

    Show marketing remark (829 chars)

    Updated 3 bedroom, 1 bath home just a few blocks away from everything in Crystal City! With a Restaurant, Pharmacy, Doctor offices, and HEB just up the road, this home offers a great location and access. Also, within walking distance to schools. Stay cool in the summer and warm in the winter with a recently installed 2-ton mini-split for A/C and heating. Recent updates to the bathroom and kitchen include an updated tile backsplash and new appliances with a brand new electric stove, refrigerator, and water heater. Offering a very large lot, measuring 55 wide by 150 deep, there is plenty of space to make this house your home! * All Buyers and Buyer Agents to verify property information and complete all due diligence. Information provided is deemed reliable, but is not guaranteed and should be independently verified. *

21. 2026-02-10
    price $105,000 829-char remark

    Show marketing remark (829 chars)

    Updated 3 bedroom, 1 bath home just a few blocks away from everything in Crystal City! With a Restaurant, Pharmacy, Doctor offices, and HEB just up the road, this home offers a great location and access. Also, within walking distance to schools. Stay cool in the summer and warm in the winter with a recently installed 2-ton mini-split for A/C and heating. Recent updates to the bathroom and kitchen include an updated tile backsplash and new appliances with a brand new electric stove, refrigerator, and water heater. Offering a very large lot, measuring 55 wide by 150 deep, there is plenty of space to make this house your home! * All Buyers and Buyer Agents to verify property information and complete all due diligence. Information provided is deemed reliable, but is not guaranteed and should be independently verified. *

22. 2025-12-01
    listed $110,000 Active 829-char remark

    Show marketing remark (829 chars)

    Updated 3 bedroom, 1 bath home just a few blocks away from everything in Crystal City! With a Restaurant, Pharmacy, Doctor offices, and HEB just up the road, this home offers a great location and access. Also, within walking distance to schools. Stay cool in the summer and warm in the winter with a recently installed 2-ton mini-split for A/C and heating. Recent updates to the bathroom and kitchen include an updated tile backsplash and new appliances with a brand new electric stove, refrigerator, and water heater. Offering a very large lot, measuring 55 wide by 150 deep, there is plenty of space to make this house your home! * All Buyers and Buyer Agents to verify property information and complete all due diligence. Information provided is deemed reliable, but is not guaranteed and should be independently verified. *

23. 2023-04-18
    soldstatus
24. 2023-04-12
    soldstatus Sold 544-char remark

    Show marketing remark (544 chars)

    Freshly renovated and painted 3 bedroom, 1 bath home just a few blocks away from everything in Crystal City. Miguelito's restaurant, Pharmacy, Dr offices, and HEB are just up the road. Walking distance to schools. Home was gone through and brought up to modern colors and fixtures. New bathroom and kitchen tile backsplash installed. New flooring. Features a very large lot measuring 55 wide by 150 deep. Home is ready to move in and just needs a new owners touch and some landscaping. Seller will entertain owner financing for qualified buyer.

25. 2023-03-12
    status Pending 544-char remark

    Show marketing remark (544 chars)

    Freshly renovated and painted 3 bedroom, 1 bath home just a few blocks away from everything in Crystal City. Miguelito's restaurant, Pharmacy, Dr offices, and HEB are just up the road. Walking distance to schools. Home was gone through and brought up to modern colors and fixtures. New bathroom and kitchen tile backsplash installed. New flooring. Features a very large lot measuring 55 wide by 150 deep. Home is ready to move in and just needs a new owners touch and some landscaping. Seller will entertain owner financing for qualified buyer.

26. 2023-03-02
    historical Active Option 544-char remark

    Show marketing remark (544 chars)

    Freshly renovated and painted 3 bedroom, 1 bath home just a few blocks away from everything in Crystal City. Miguelito's restaurant, Pharmacy, Dr offices, and HEB are just up the road. Walking distance to schools. Home was gone through and brought up to modern colors and fixtures. New bathroom and kitchen tile backsplash installed. New flooring. Features a very large lot measuring 55 wide by 150 deep. Home is ready to move in and just needs a new owners touch and some landscaping. Seller will entertain owner financing for qualified buyer.

27. 2022-12-06
    price $99,500 544-char remark

    Show marketing remark (544 chars)

    Freshly renovated and painted 3 bedroom, 1 bath home just a few blocks away from everything in Crystal City. Miguelito's restaurant, Pharmacy, Dr offices, and HEB are just up the road. Walking distance to schools. Home was gone through and brought up to modern colors and fixtures. New bathroom and kitchen tile backsplash installed. New flooring. Features a very large lot measuring 55 wide by 150 deep. Home is ready to move in and just needs a new owners touch and some landscaping. Seller will entertain owner financing for qualified buyer.

28. 2022-08-30
    status Back on Market 544-char remark

    Show marketing remark (544 chars)

    Freshly renovated and painted 3 bedroom, 1 bath home just a few blocks away from everything in Crystal City. Miguelito's restaurant, Pharmacy, Dr offices, and HEB are just up the road. Walking distance to schools. Home was gone through and brought up to modern colors and fixtures. New bathroom and kitchen tile backsplash installed. New flooring. Features a very large lot measuring 55 wide by 150 deep. Home is ready to move in and just needs a new owners touch and some landscaping. Seller will entertain owner financing for qualified buyer.

29. 2022-08-22
    historical Active Option 544-char remark

    Show marketing remark (544 chars)

    Freshly renovated and painted 3 bedroom, 1 bath home just a few blocks away from everything in Crystal City. Miguelito's restaurant, Pharmacy, Dr offices, and HEB are just up the road. Walking distance to schools. Home was gone through and brought up to modern colors and fixtures. New bathroom and kitchen tile backsplash installed. New flooring. Features a very large lot measuring 55 wide by 150 deep. Home is ready to move in and just needs a new owners touch and some landscaping. Seller will entertain owner financing for qualified buyer.

30. 2022-08-03
    price $119,000 544-char remark

    Show marketing remark (544 chars)

    Freshly renovated and painted 3 bedroom, 1 bath home just a few blocks away from everything in Crystal City. Miguelito's restaurant, Pharmacy, Dr offices, and HEB are just up the road. Walking distance to schools. Home was gone through and brought up to modern colors and fixtures. New bathroom and kitchen tile backsplash installed. New flooring. Features a very large lot measuring 55 wide by 150 deep. Home is ready to move in and just needs a new owners touch and some landscaping. Seller will entertain owner financing for qualified buyer.

31. 2022-07-11
    price $120,000 544-char remark

    Show marketing remark (544 chars)

    Freshly renovated and painted 3 bedroom, 1 bath home just a few blocks away from everything in Crystal City. Miguelito's restaurant, Pharmacy, Dr offices, and HEB are just up the road. Walking distance to schools. Home was gone through and brought up to modern colors and fixtures. New bathroom and kitchen tile backsplash installed. New flooring. Features a very large lot measuring 55 wide by 150 deep. Home is ready to move in and just needs a new owners touch and some landscaping. Seller will entertain owner financing for qualified buyer.

32. 2022-06-07
    listed $125,000 New 544-char remark

    Show marketing remark (544 chars)

    Freshly renovated and painted 3 bedroom, 1 bath home just a few blocks away from everything in Crystal City. Miguelito's restaurant, Pharmacy, Dr offices, and HEB are just up the road. Walking distance to schools. Home was gone through and brought up to modern colors and fixtures. New bathroom and kitchen tile backsplash installed. New flooring. Features a very large lot measuring 55 wide by 150 deep. Home is ready to move in and just needs a new owners touch and some landscaping. Seller will entertain owner financing for qualified buyer.

33. 2021-09-02
    soldstatus
34. 2021-07-06
    historical
35. 2021-06-30
    listed $47,000 New

ⓘ 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: $2,175 · $181/mo
• Projected year-2 tax: $2,175 · $181/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 · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $11,862
• − Mortgage interest: −$5,602
• − Property taxes: −$2,175
• − Insurance: −$500
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$2,909
• Taxable loss: −$1,221
• Est. tax savings @ 24.0%: +$293
• After-tax cash flow: $696/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: Crystal City ISD
• NCES district ID: 4815930
• Math proficiency: 10% ▼ -19.00%
• Reading proficiency: 22% ▼ -9.00%
• Median HH income: $27,757
• Composite: 12.43/100
• National rank: #9631
• State rank: #813 of 826 in TX

Livability — Crystal City

• Score: 62/100
• State rank: #910
• US rank: #16330

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crystal City, TX
• Population (ZIP): 7,333

Population outlook (Zavala County) Hauer SSP2

• Today (2025): 13,393 people
• By 2030: 13,993 · +4.5%
• By 2040: 15,186 · +13.4%
• By 2050: 16,332 · +21.9%
• By 2075: 18,742 · +39.9%
• By 2100: 18,814 · +40.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 57% White 7%
• Hispanic origin (detail): Mexican 90%
• Foreign-born: 6% · Canada
• Languages at home: 26% English-only · Spanish 74%

Political lean MEDSL · Zavala

• 2024 margin: D (+14.4) · D 56.8% · R 42.4%
• 2008→2024 swing: -54.4pp toward R · 2008: 68.8pp · 2024: 14.4pp
• All cycles: 2024: D+14.4 2020: D+31.4 2016: D+57.3 2012: D+67.6 2008: D+68.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.02%
• Current HPI: 134.0218
• 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

+112.8% since first listed

16 events — show timeline

• 2026-04-03 Price Changed $100,000 Unlock MLS
• 2026-02-10 Price Changed $105,000 Unlock MLS
• 2025-12-01 Listed $110,000 Unlock MLS
• 2023-04-18 Sold (Public Records) — Public Records
• 2023-04-12 Sold (MLS) — LERA
• 2023-03-12 Pending — LERA
• 2023-03-02 Contingent — LERA
• 2022-12-06 Price Changed $99,500 LERA
• 2022-08-30 Relisted — LERA
• 2022-08-22 Contingent — LERA
• 2022-08-03 Price Changed $119,000 LERA
• 2022-07-11 Price Changed $120,000 LERA
• 2022-06-07 Listed $125,000 LERA
• 2021-09-02 Sold (Public Records) — Public Records
• 2021-07-06 Listing Removed — LERA
• 2021-06-30 Listed $47,000 LERA

Property tax history

+12.1%/yr

Latest (2025): $2,175 · +17.5% YoY. Source: county tax records.