113 County Road 2644 · Bigfoot, TX 78057

$199,000

3 bd · 2.0 ba · 1,387 sqft · SingleFamily · 199 Days on market

Built 2025 Excellent condition 2.50 ac lot $143/sqft · 9% below area Est $220k · 9% under $25/mo HOA · 2% of rent

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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 +11.8/15.0
• Cash flow +7.9/30.0
• Appreciation +5.6/10.0
• Condition / age +5.0/5.0
• Livability +2.7/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• DSCR +1.9/10.0
• Schools +1.3/10.0

Listing remarks MLS

Brand-New Home on 2.5 Acres - Under $200K! Rare opportunity to own new construction on a spacious 2.5-acre lot in Frio County-all for under $200,000. Enjoy the privacy, space, and freedom of country living while still owning a modern, energy-efficient home. Built on a solid slab foundation and eligible for FHA, VA, and Conventional financing. Estimated payments as low as $893.70/month with a 3/2/1 rate buy-down (starting at 3.5percent, subject to approval). Ask about current rate specials! Custom finishes available buyers can still select interior options and personalize the home to their style. Full package pricing includes land, home, utilities, and full setup. One of the best-priced new homes in the area in over a year-an unbeatable value. Final pricing to be confirmed with our team. Photos shown are of a similar completed home and are for reference only.

Key facts

• New construction
• 2.5 acres
• Custom finishes

Tags

• 2.5 ACRES
• NEW CONSTRUCTION
• SOLID SLAB FOUNDATION
• CUSTOM FINISHES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (24.6% below list).
• Recommended offer: $150k (24.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#1,414 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: schools F, amenities F, commute 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.
• Market conditions: 119 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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.
• By year 9, 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 199 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Recommended offer $150,000 (24.6% 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 199 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.75% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.64%
• DSCR: 0.79
• GRM: 11.1

CMA / ARV

• ARV (median comp): $219,813
• List price: $199,000
• Delta: -9.47%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 County Road 2666	0.44mi	3/2.0	1,200 (-14%)	8mo	$154,900	$129	50

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: -3.0%
• Equity multiple: 0.85×
• Total profit: $-8,551
• Equity at exit: $69,423

10-year hold

• IRR: 2.0%
• Equity multiple: 1.25×
• Total profit: $14,158
• Equity at exit: $93,419

Cash invested: $55,720 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$25
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-215

Break-even live

Break-even rent $1,772

Max offer price $167,854

Occupancy floor —

Sensitivity live

Price	-10% $-78	-5% $-146	+0% $-215	+5% $-284	+10% $-353
Rent	-10% $-334	-5% $-274	+0% $-215	+5% $-156	+10% $-97
Rate	-1.0pp $-115	-0.5pp $-165	base $-215	+0.5pp $-267	+1.0pp $-319

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128 County Road 2672 Devine, TX	2.0	2.0	900	$1,500	$1.67	44d	1	1.01mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 2 events

1. 2026-05-31
   days on market $199,000 Active 199 DOM
2. 2025-11-13
   listed $199,000 New 870-char remark

   Show marketing remark (870 chars)

   Brand-New Home on 2.5 Acres - Under $200K! Rare opportunity to own new construction on a spacious 2.5-acre lot in Frio County-all for under $200,000. Enjoy the privacy, space, and freedom of country living while still owning a modern, energy-efficient home. Built on a solid slab foundation and eligible for FHA, VA, and Conventional financing. Estimated payments as low as $893.70/month with a 3/2/1 rate buy-down (starting at 3.5percent, subject to approval). Ask about current rate specials! Custom finishes available buyers can still select interior options and personalize the home to their style. Full package pricing includes land, home, utilities, and full setup. One of the best-priced new homes in the area in over a year-an unbeatable value. Final pricing to be confirmed with our team. Photos shown are of a similar completed home and are for reference only.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − HOA: −$300
• − Depreciation: −$5,789
• Taxable loss: −$6,096
• Est. tax savings @ 24.0%: +$1,463
• After-tax cash flow: $-1,120/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.

Condition & rehab AI · 12 photos

Excellent 100/100 None rehab

This brand-new home on a spacious 2.5-acre lot is move-in ready and offers a modern, energy-efficient living experience. With no repairs or maintenance needed, it's an excellent investment opportunity.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers
• Both Add a smart home system — Improves energy efficiency and adds modern amenities
• Both Install a smart thermostat — Saves on energy costs and adds a modern touch

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers ↑
• Both Add a smart home system — Improves energy efficiency and adds modern amenities ↑
• Both Install a smart thermostat — Saves on energy costs and adds a modern touch ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Bigfoot

• Score: 54/100
• State rank: #1414
• US rank: #24193

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

1 event — show timeline

• 2025-11-13 Listed $199,000 LERA