505 August St · El Campo, TX 77437

$125,000

2 bd · 1.0 ba · 892 sqft · SingleFamily public records · 41 Days on market

Built 1940 7,278 sqft lot Est $167k · 25% 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
• Cash flow +13.6/30.0
• DSCR +4.1/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a wonderful starter home or home for retired couple. Completely remodeled. Central Air & Heat, appliances. Very nice.

Key facts

• Two spacious lots
• Outdoor living
• Generous lot size

Tags

• TWO SPACIOUS LOTS
• GENEROUS LOT SIZE
• OUTDOOR LIVING

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1940; Entry on single story
• Construction: Wood siding; Composition roof; Pillar/Post/Pier foundation
• Exterior features: Cleared lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: 2 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $6 ($71/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 $112k (10.3% below list).
• Recommended offer: $112k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.2% in El Campo — 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 73/100 on livability (#204 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, crime D-, amenities F.
• El Campo ISD (town): math 44% / reading 38% proficiency, ranked #387 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Northside El (math 53% / reading 38%, grade D-, #1,112 of 4,322 statewide, top 26%, 464 students, 73% FRL); El Campo Middle (math 41% / reading 33%, grade F, #756 of 1,662 statewide, top 47%, 724 students, 74% FRL); El Campo H S (math 37% / reading 45%, grade F, #774 of 1,632 statewide, top 49%, 1,062 students, 60% FRL) — zoned schools at 69% FRL track the district average.
• Market conditions: 154 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 191 units permitted in Wharton County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,100 (10.3% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
6. 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?
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: 0.90% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $166,804
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 W 2nd St	0.41mi	3/1.0 (+1)	846 (-5%)	11mo	$110,000	$130	58
501 Pierce St	0.74mi	2/1.0	960 (+8%)	21mo	$179,999	$187	35

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-19,850
• Equity at exit: $18,638

10-year hold

• IRR: -7.5%
• Equity multiple: 0.52×
• Total profit: $-16,690
• Equity at exit: $10,808

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 77437

• Home prices YoY: -33.6%
• Active inventory: 154
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,121 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$172 /mo · $2,065/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $6

Break-even live

Break-even rent $1,113

Max offer price $125,000

Occupancy floor 94%

Sensitivity live

Price	-10% $77	-5% $41	+0% $6	+5% $-29	+10% $-65
Rent	-10% $-83	-5% $-38	+0% $6	+5% $50	+10% $95
Rate	-1.0pp $69	-0.5pp $38	base $6	+0.5pp $-26	+1.0pp $-59

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001 Avenue F Unit F El Campo, TX	2.0	1.0	1125	$1,121	$1.00	44d	1	1.48mi

Listing history 20 events

1. 2026-06-19
   days on market $125,000 Active 41 DOM
2. 2026-06-18
   days on market $125,000 Active 40 DOM
3. 2026-06-17
   days on market $125,000 Active 39 DOM
4. 2026-06-16
   days on market $125,000 Active 38 DOM
5. 2026-06-15
   days on market $125,000 Active 37 DOM
6. 2026-06-14
   days on market $125,000 Active 35 DOM
7. 2026-06-12
   days on market $125,000 Active 34 DOM
8. 2026-06-09
   days on market $125,000 Active 31 DOM
9. 2026-06-08
   days on market $125,000 Active 30 DOM
10. 2026-06-07
    days on market $125,000 Active 29 DOM
11. 2026-06-07
    days on market $125,000 Active 28 DOM
12. 2026-06-03
    days on market $125,000 Active 25 DOM
13. 2026-06-02
    days on market $125,000 Active 24 DOM
14. 2026-06-01
    days on market $125,000 Active 23 DOM
15. 2026-05-31
    days on market $125,000 Active 22 DOM
16. 2026-05-30
    days on market $125,000 Active 21 DOM
17. 2026-05-09
    listed $125,000 Active
18. 2009-10-20
    soldstatus 129-char remark

    Show marketing remark (129 chars)

    This is a wonderful starter home or home for retired couple. Completely remodeled. Central Air & Heat, appliances. Very nice.

19. 2009-10-02
    historical 129-char remark

    Show marketing remark (129 chars)

    This is a wonderful starter home or home for retired couple. Completely remodeled. Central Air & Heat, appliances. Very nice.

20. 2007-06-20
    listed $82,500 129-char remark

    Show marketing remark (129 chars)

    This is a wonderful starter home or home for retired couple. Completely remodeled. Central Air & Heat, appliances. Very nice.

ⓘ 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: $2,065 · $172/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$223/yr (+$19/mo · 10.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $13,452
• − Mortgage interest: −$7,002
• − Property taxes: −$2,065
• − Insurance: −$625
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$3,636
• Taxable loss: −$2,028
• Est. tax savings @ 24.0%: +$487
• After-tax cash flow: $558/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: El Campo ISD
• NCES district ID: 4818280
• Math proficiency: 44% ▼ -2.00%
• Reading proficiency: 38% ▲ 1.00%
• Median HH income: $44,351
• Composite: 34.82/100
• National rank: #5102
• State rank: #387 of 826 in TX

Livability — El Campo

• Score: 73/100
• State rank: #204
• US rank: #5196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Campo, TX
• City population: 18,886
• Population (ZIP): 18,886

Population outlook (Wharton County) Hauer SSP2

• Today (2025): 42,448 people
• By 2030: 42,726 · +0.7%
• By 2040: 43,042 · +1.4%
• By 2050: 43,368 · +2.2%
• By 2075: 44,962 · +5.9%
• By 2100: 44,510 · +4.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 50% White 44% Two or more races 18% Black 6%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 67% English-only · Spanish 32%

Political lean MEDSL · Wharton

• 2024 margin: Solid R (+51.8) · D 23.8% · R 75.6%
• 2008→2024 swing: -20.7pp toward R · 2008: -31.2pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+43.1 2016: R+40.2 2012: R+39.1 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.78%
• Current HPI: 181.5905
• 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

+51.5% since first listed

4 events — show timeline

• 2026-05-09 Listed $125,000 HARMLS
• 2009-10-20 Sold (MLS) — HARMLS
• 2009-10-02 Listing Removed — HARMLS
• 2007-06-20 Listed $82,500 HARMLS

Property tax history

+3.6%/yr

Latest (2025): $2,065 · +3.7% YoY. Source: county tax records.