508 Smith St · Como, TX 75431

$139,000

3 bd · 1.5 ba · 1,596 sqft · SingleFamily public records · 89 Days on market

Built 1949 0.39 ac lot $87/sqft · 33% below area Est $206k · 33% under ↓ 13% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +10.7/30.0
• Appreciation +6.3/10.0
• 1% rule +3.8/10.0
• Schools +3.3/10.0
• DSCR +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming Open-Concept Home in a Small Country Town Welcome to this inviting 3-bedroom, 1.5-bath home featuring an open floor plan designed for comfortable everyday living. Located in a quiet small-town setting, this home offers the perfect blend of charm, simplicity, and functionality. Step inside to a spacious living area that flows seamlessly into the kitchen and dining space — ideal for entertaining family and friends. The open layout creates a bright and airy feel while still offering cozy comfort. The three bedrooms provide flexibility for family, guests, or a home office. A full bath serves the home, along with a convenient half bath for added ease. Outside, enjoy the slower pace of country living with room to relax and unwind. Whether you're starting out, downsizing, or looking for a peaceful place to call home, this property offers small-town charm with practical living space.

Key facts

• Open floor plan
• Spacious living area
• 0.39 acre lot

Tags

• OPEN FLOOR PLAN
• SPACIOUS LIVING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $-67 ($-808/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (12.1% below list).
• Recommended offer: $122k (12.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#940 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Como-Pickton CISD (rural): math 39% / reading 39% proficiency, ranked #441 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 30 active listings in the ZIP; 66 units permitted in Hopkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($961 loan paydown + $4k appreciation (2.5% local appreciation)).
• Hopkins County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,182 (12.1% below list)

Questions for the listing agent

1. 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?
2. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 0.88% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.08%
• DSCR: 0.91
• GRM: 9.5

CMA / ARV

• ARV (median comp): $205,937
• List price: $139,000
• Delta: -32.50%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

2.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.24×
• Total profit: $9,232
• Equity at exit: $59,006

10-year hold

• IRR: 7.7%
• Equity multiple: 2.11×
• Total profit: $43,145
• Equity at exit: $88,306

Cash invested: $38,920 (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 75431

• Home prices YoY: 2.9%
• Active inventory: 30
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$246 /mo · $2,949/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-67

Break-even live

Break-even rent $1,307

Max offer price $127,099

Occupancy floor —

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-01
   price $139,000 915-char remark

   Show marketing remark (915 chars)

   Charming Open-Concept Home in a Small Country Town Welcome to this inviting 3-bedroom, 1.5-bath home featuring an open floor plan designed for comfortable everyday living. Located in a quiet small-town setting, this home offers the perfect blend of charm, simplicity, and functionality. Step inside to a spacious living area that flows seamlessly into the kitchen and dining space — ideal for entertaining family and friends. The open layout creates a bright and airy feel while still offering cozy comfort. The three bedrooms provide flexibility for family, guests, or a home office. A full bath serves the home, along with a convenient half bath for added ease. Outside, enjoy the slower pace of country living with room to relax and unwind. Whether you're starting out, downsizing, or looking for a peaceful place to call home, this property offers small-town charm with practical living space.

2. 2026-03-21
   price $145,000 915-char remark

   Show marketing remark (915 chars)

   Charming Open-Concept Home in a Small Country Town Welcome to this inviting 3-bedroom, 1.5-bath home featuring an open floor plan designed for comfortable everyday living. Located in a quiet small-town setting, this home offers the perfect blend of charm, simplicity, and functionality. Step inside to a spacious living area that flows seamlessly into the kitchen and dining space — ideal for entertaining family and friends. The open layout creates a bright and airy feel while still offering cozy comfort. The three bedrooms provide flexibility for family, guests, or a home office. A full bath serves the home, along with a convenient half bath for added ease. Outside, enjoy the slower pace of country living with room to relax and unwind. Whether you're starting out, downsizing, or looking for a peaceful place to call home, this property offers small-town charm with practical living space.

3. 2026-02-25
   listed $149,000 Active 915-char remark

   Show marketing remark (915 chars)

   Charming Open-Concept Home in a Small Country Town Welcome to this inviting 3-bedroom, 1.5-bath home featuring an open floor plan designed for comfortable everyday living. Located in a quiet small-town setting, this home offers the perfect blend of charm, simplicity, and functionality. Step inside to a spacious living area that flows seamlessly into the kitchen and dining space — ideal for entertaining family and friends. The open layout creates a bright and airy feel while still offering cozy comfort. The three bedrooms provide flexibility for family, guests, or a home office. A full bath serves the home, along with a convenient half bath for added ease. Outside, enjoy the slower pace of country living with room to relax and unwind. Whether you're starting out, downsizing, or looking for a peaceful place to call home, this property offers small-town charm with practical living space.

4. 2025-09-19
   price $156,500
5. 2025-08-19
   listed $159,000 Active
6. 2003-07-08
   soldstatus
7. 2001-11-06
   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: $2,949 · $246/mo
• Projected year-2 tax: $2,949 · $246/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,662
• − Mortgage interest: −$7,786
• − Property taxes: −$2,949
• − Insurance: −$695
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$4,044
• Taxable loss: −$3,158
• Est. tax savings @ 24.0%: +$758
• After-tax cash flow: $-50/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: Como-Pickton CISD
• NCES district ID: 4814880
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $44,477
• Composite: 33.14/100
• National rank: #5556
• State rank: #441 of 826 in TX

Livability — Como

• Score: 62/100
• State rank: #940
• US rank: #16690

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Como, TX
• Population (ZIP): 1,924

Population outlook (Hopkins County) Hauer SSP2

• Today (2025): 38,107 people
• By 2030: 38,867 · +2.0%
• By 2040: 40,009 · +5.0%
• By 2050: 40,448 · +6.1%
• By 2075: 40,669 · +6.7%
• By 2100: 37,234 · -2.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (51%)
• Race & ethnicity: White 51% Hispanic / Latino 46% Two or more races 11% Asian 1%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Serbian 3% Scottish 2% Slovak 1%
• Foreign-born: 25% · Canada, Vietnam
• Languages at home: 61% English-only · Spanish 38% Vietnamese 1%

Political lean MEDSL · Hopkins

• 2024 margin: Solid R (+64.6) · D 17.4% · R 82.0%
• 2008→2024 swing: -20.0pp toward R · 2008: -44.7pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+60.7 2016: R+60.8 2012: R+55.4 2008: R+44.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.55%
• Current HPI: 90.9113
• 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

-12.6% since first listed

7 events — show timeline

• 2026-05-01 Price Changed $139,000 NTREIS
• 2026-03-21 Price Changed $145,000 NTREIS
• 2026-02-25 Listed $149,000 NTREIS
• 2025-09-19 Price Changed $156,500 NTREIS
• 2025-08-19 Listed $159,000 NTREIS
• 2003-07-08 Sold (Public Records) — Public Records
• 2001-11-06 Sold (Public Records) — Public Records

Property tax history

+40.0%/yr

Latest (2025): $2,949 · +0.8% YoY. Source: county tax records.