609 E Sarah St · Cuero, TX 77954

$82,000

2 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 225 Days on market

Built 1955 9,561 sqft lot $57/sqft · 57% below area ↓ 25% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Located in the heart of Cuero, this two-bedroom, two-bath home sits directly across from John C. French Elementary and is close to schools, shopping, and downtown. A great option for a buyer looking to make it their own or for an investor. Excellent location with room to add value.

Key facts

• 9,561 sq ft lot
• Parking
• Built 1955

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $743 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $72k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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; 2 comparable units currently listed for rent nearby; 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 $567 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 225 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $72,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 225 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 2.18% ✓
• Cap rate: 17.16%
• Cash-on-cash: 38.82%
• DSCR: 2.73
• GRM: 3.8

CMA / ARV

• ARV (median comp): $192,561
• List price: $82,000
• Delta: -57.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 Third St	0.37mi	3/2.0 (+1)	1,396 (-3%)	1mo	$180,000	$129	72
901 E Sarah St	0.23mi	3/2.0 (+1)	1,349 (-6%)	8mo	$174,500	$129	68
104 Alamo Cir	0.36mi	3/2.0 (+1)	1,561 (+8%)	1mo	$248,000	$159	63
517 Third St	0.36mi	2/1.0	1,315 (-9%)	4mo	$115,000	$87	61
205 Third St	0.46mi	3/2.0 (+1)	1,426 (-1%)	13mo	$280,000	$196	61
208 Villa St	0.66mi	2/1.5	1,368 (-5%)	8mo	$183,900	$134	52
213 W Broadway St	0.61mi	2/2.0	1,596 (+11%)	5mo	$385,000	$241	50
508 W Johnson St	0.72mi	3/2.0 (+1)	1,542 (+7%)	2mo	$250,000	$162	48
1209 Huck St	0.72mi	3/2.0 (+1)	1,585 (+10%)	0mo	$339,000	$214	44

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: 35.1%
• Equity multiple: 2.49×
• Total profit: $34,112
• Equity at exit: $12,226

10-year hold

• IRR: 41.9%
• Equity multiple: 4.96×
• Total profit: $90,992
• Equity at exit: $7,090

Cash invested: $22,960 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,790 medium
• Mortgage (P&I): −$430
• Tax from tax record: −$207 /mo · $2,483/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $743

Break-even live

Break-even rent $849

Max offer price $82,000

Occupancy floor 54%

Sensitivity live

Price	-10% $789	-5% $766	+0% $743	+5% $720	+10% $696
Rent	-10% $601	-5% $672	+0% $743	+5% $813	+10% $884
Rate	-1.0pp $784	-0.5pp $764	base $743	+0.5pp $722	+1.0pp $700

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
921 E Courthouse St Cuero, TX	3.0	1.0	1000	$1,100	$1.10	44d	1	0.41mi
909 2nd St Cuero, TX	3.0	2.0	1224	$2,500	$2.04	44d	1	0.52mi

Listing history 21 events

1. 2026-06-19
   days on market $82,000 Active 225 DOM
2. 2026-06-18
   days on market $82,000 Active 224 DOM
3. 2026-06-17
   days on market $82,000 Active 223 DOM
4. 2026-06-16
   days on market $82,000 Active 222 DOM
5. 2026-06-15
   days on market $82,000 Active 221 DOM
6. 2026-06-14
   days on market $82,000 Active 219 DOM
7. 2026-06-13
   days on market $82,000 Active 218 DOM
8. 2026-06-10
   days on market $82,000 Active 216 DOM
9. 2026-06-09
   days on market $82,000 Active 215 DOM
10. 2026-06-08
    days on market $82,000 Active 214 DOM
11. 2026-06-07
    days on market $82,000 Active 213 DOM
12. 2026-06-02
    days on market $82,000 Active 208 DOM
13. 2026-06-01
    days on market $82,000 Active 207 DOM
14. 2026-05-31
    days on market $82,000 Active 206 DOM
15. 2026-05-30
    days on market $82,000 Active 205 DOM
16. 2026-04-12
    price $82,000 282-char remark

    Show marketing remark (282 chars)

    Located in the heart of Cuero, this two-bedroom, two-bath home sits directly across from John C. French Elementary and is close to schools, shopping, and downtown. A great option for a buyer looking to make it their own or for an investor. Excellent location with room to add value.

17. 2026-01-29
    price $87,500 282-char remark

    Show marketing remark (282 chars)

    Located in the heart of Cuero, this two-bedroom, two-bath home sits directly across from John C. French Elementary and is close to schools, shopping, and downtown. A great option for a buyer looking to make it their own or for an investor. Excellent location with room to add value.

18. 2025-12-10
    price $98,000 282-char remark

    Show marketing remark (282 chars)

    Located in the heart of Cuero, this two-bedroom, two-bath home sits directly across from John C. French Elementary and is close to schools, shopping, and downtown. A great option for a buyer looking to make it their own or for an investor. Excellent location with room to add value.

19. 2025-11-05
    listed $110,000 Active 282-char remark

    Show marketing remark (282 chars)

    Located in the heart of Cuero, this two-bedroom, two-bath home sits directly across from John C. French Elementary and is close to schools, shopping, and downtown. A great option for a buyer looking to make it their own or for an investor. Excellent location with room to add value.

20. 2023-07-03
    soldstatus
21. 2002-02-13
    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: $2,483 · $207/mo
• Projected year-2 tax: $2,483 · $207/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 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: $21,476
• − Mortgage interest: −$4,593
• − Property taxes: −$2,483
• − Insurance: −$410
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$2,385
• Taxable income: $8,169
• Est. tax owed @ 24.0%: −$1,960
• After-tax cash flow: $6,953/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

-25.5% since first listed

6 events — show timeline

• 2026-04-12 Price Changed $82,000 CTXMLS
• 2026-01-29 Price Changed $87,500 CTXMLS
• 2025-12-10 Price Changed $98,000 CTXMLS
• 2025-11-05 Listed $110,000 CTXMLS
• 2023-07-03 Sold (Public Records) — Public Records
• 2002-02-13 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,483 · +6.4% YoY. Source: county tax records.