13934 N Interstate 35 · Moore, TX 78057

$195,000

3 bd · 1.0 ba · 1,422 sqft · SingleFamily public records · 14 Days on market

Built 1985 0.65 ac lot $137/sqft · 17% below area Est $235k · 17% 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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• Appreciation +5.6/10.0
• 1% rule +5.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.8/5.0
• Schools +1.3/10.0

Listing remarks MLS

Enjoy this move in ready, country living home on over a 1/2 acre lot. easy access to highway.

Key facts

• 0.65 acre lot
• 2 garage spots
• Built 1985

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Water system
• Home design: Pre-owned property; Approximate age: 41 years
• Construction: Stucco and siding exterior; Slab foundation; Metal roof
• Exterior features: Privacy fence; Chain link fence; Wrought iron fence; Stone/masonry fence; Storage building / shed; Mature trees; Level lot; Horses allowed; Street paved; Easement road access; Interstate highway within 1 mile

Interior

• Kitchen: Microwave; Stove/Range; Refrigerator; Smooth cooktop; Solid countertops; Eat-in layout
• Bedrooms: Master bedroom with multiple closets and ceiling fan (15 x 17); Bedroom 2 (11 x 11); Bedroom 3 (11 x 18)
• Flooring: Ceramic tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Cable TV available; High speed internet; Telephone service available; Some window coverings remain; Living/dining room combination; Eat-in kitchen; Two living areas; Utility room inside; Laundry room; Walk-in closets; Smooth cooktop; Solid countertops; Electric water heater
• Laundry & utility: Washer connection; Dryer connection; Utility room (3 x 10); Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).

Location & tenants

• Location reads 35/100 on livability (#1,662 in TX) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment 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: Pearsall Int (math 11% / reading 17%, grade F, #4,127 of 4,322 statewide, top 96%, 427 students, 80% 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: 119 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 $4k of equity ($1k loan paydown + $2k appreciation (1.1% local appreciation)).
• Frio County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 17y 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.85%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $235,349
• List price: $195,000
• Delta: -19.69%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
335 CR 1643 Clearview Dr	0.45mi	3/2.0	1,400 (-2%)	4mo	$235,000	$168	69

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

Projected returns pro-forma

1.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.40×
• Total profit: $21,988
• Equity at exit: $68,028

10-year hold

• IRR: 11.8%
• Equity multiple: 2.45×
• Total profit: $79,370
• Equity at exit: $91,542

Cash invested: $54,600 (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 78057

• Home prices YoY: 1.4%
• Active inventory: 119
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,020 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$226 /mo · $2,713/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $266

Break-even live

Break-even rent $1,683

Max offer price $195,000

Occupancy floor 82%

Sensitivity live

Price	-10% $377	-5% $321	+0% $266	+5% $211	+10% $156
Rent	-10% $107	-5% $186	+0% $266	+5% $346	+10% $426
Rate	-1.0pp $364	-0.5pp $316	base $266	+0.5pp $216	+1.0pp $164

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-12
   status $195,000 Pending 14 DOM
2. 2026-06-10
   days on market $195,000 Active Option 14 DOM
3. 2026-06-08
   days on market $195,000 Active Option 13 DOM
4. 2026-06-08
   days on market $195,000 Active Option 12 DOM
5. 2026-06-05
   days on market $195,000 Active Option 10 DOM
6. 2026-06-03
   days on market $195,000 Active Option 8 DOM
7. 2026-06-02
   days on market $195,000 Active Option 7 DOM
8. 2026-06-01
   days on market $195,000 Active Option 6 DOM
9. 2026-05-31
   days on market $195,000 Active Option 5 DOM
10. 2026-02-03
    price $189,000 1176-char remark
11. 2025-08-27
    price $199,000 1176-char remark
12. 2025-04-28
    price $215,000 1176-char remark
13. 2025-03-10
    listed $225,000 New 1176-char remark
14. 2020-08-12
    soldstatus Sold 94-char remark

    Show marketing remark (94 chars)

    Enjoy this move in ready, country living home on over a 1/2 acre lot. easy access to highway.

15. 2020-06-08
    status Pending 94-char remark

    Show marketing remark (94 chars)

    Enjoy this move in ready, country living home on over a 1/2 acre lot. easy access to highway.

16. 2020-06-02
    historical Active Option 94-char remark

    Show marketing remark (94 chars)

    Enjoy this move in ready, country living home on over a 1/2 acre lot. easy access to highway.

17. 2020-05-08
    listed $99,000 New 94-char remark

    Show marketing remark (94 chars)

    Enjoy this move in ready, country living home on over a 1/2 acre lot. easy access to highway.

18. 2010-07-05
    historical
19. 2009-06-02
    listed $73,000
20. 2004-01-16
    soldstatus
21. 1999-09-30
    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: $2,713 · $226/mo
• Projected year-2 tax: $3,568 · $297/mo
• Expected delta: +$856/yr (+$71/mo · 31.5%)

ⓘ 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 · 23 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: $24,244
• − Mortgage interest: −$10,923
• − Property taxes: −$2,713
• − Insurance: −$975
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − Depreciation: −$5,673
• Taxable income: $81
• Est. tax owed @ 24.0%: −$20
• After-tax cash flow: $3,174/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 — Moore

• Score: 35/100
• State rank: #1662
• US rank: #27697

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moore, TX
• City population: 509
• Population (ZIP): 509

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Asian 51% White 38% Hispanic / Latino 10% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 20% Lithuanian 3%
• Foreign-born: 62% · China, Canada
• Languages at home: 89% English-only · German/W. Germanic 6% Spanish 4% Other Indo-European 1%

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: ▲ 1.14%
• Current HPI: 85.2233
• 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

+167.1% since first listed

16 events — show timeline

• 2026-06-10 Pending — LERA
• 2026-05-26 Listed — LERA
• 2026-05-26 Listing Removed — LERA
• 2026-05-26 Listed $195,000 LERA
• 2026-02-03 Price Changed $189,000 LERA
• 2025-08-27 Price Changed $199,000 LERA
• 2025-04-28 Price Changed $215,000 LERA
• 2025-03-10 Listed $225,000 LERA
• 2020-08-12 Sold (MLS) — LERA
• 2020-06-08 Pending — LERA
• 2020-06-02 Contingent — LERA
• 2020-05-08 Listed $99,000 LERA
• 2010-07-05 Listing Removed — LERA
• 2009-06-02 Listed $73,000 LERA
• 2004-01-16 Sold (Public Records) — Public Records
• 1999-09-30 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,713 · +27.0% YoY. Source: county tax records.