308 N Guadalupe St

Camp Wood, TX 78833

$114,000D+

3 bd · 2.0 ba · 768 sqft · Built 1997 · SingleFamily · Active · 223 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $987/mo
• Mortgage (P&I): −$598
• Tax + insurance: −$189
• HOA: −$0
• Vac / Maint / Mgmt: −$207
• Net cashflow: $-7/mo
• Annual: $-88/yr
• Cap rate: 6.22%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• 1% rule: 0.87%
• Cash to close: $31,920

Investor read

• This is a 3-bed/2.0-bath single-family listed at $114k.
• At list price, monthly cash flow is $-7 ($-88/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (13.4% below list).
• It's been on market 223 days — a 12% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $99k (13.4% below list) — sets the bar for 1% rule.
• In year one you build about $5k of equity ($788 loan paydown + $4k appreciation (3.7% local appreciation)).
• Location reads 57/100 on livability (#1,241 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: health & safety C-, amenities F, commute F.
• Nueces Canyon CISD (rural): math 40% / reading 50% proficiency, ranked #596 of 1,141 in TX (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nueces Canyon El (math 27% / reading 42%, grade F, #1,995 of 4,322 statewide, top 50%, 144 students, 60% FRL); Nueces Canyon Jh/Hs (math 44% / reading 54%, grade D, #509 of 1,632 statewide, top 34%, 104 students, 64% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 60 active listings in the ZIP.
• Real County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 4 sale attempts since 18y 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.
• Current owner paid $38k; list at $114k implies a 200% gain — meaningful room to come down on a strong offer.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Climate carrying-cost: major wind risk, 27% 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.

Questions for listing agent

• 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?
• It's been on market 223 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.