105 Boulder Ridge Dr · Cuero, TX 77594

$238,990

4 bd · 2.0 ba · 1,510 sqft · SingleFamily · 87 Days on market

Built 2026 Excellent condition 3,049 sqft lot $158/sqft · at area comps Est $229k · at est.

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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 +19.7/30.0
• DSCR +6.2/10.0
• ARV discount +5.5/15.0
• 1% rule +5.2/10.0
• Appreciation +5.0/10.0
• Condition / age +5.0/5.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

MLS# 1934661 - Built by NHC - Ready Now! ~ The Lincoln Plan from our Liberty Series offers the perfect combination of efficiency, comfort, and value. This single-story home features 4 bedrooms, 2 bathrooms, a 2-car garage, and 1,510 square feet of thoughtfully designed living space. Upon entering, you'll find three secondary bedrooms, a full-size bathroom, and a conveniently located laundry room. The heart of the home is the open-concept kitchen, which overlooks the dining area and spacious family room, making it perfect for hosting or everyday living. Toward the back of the home, the primary suite provides a private retreat, complete with an ensuite bathroom. Access to the primary suite is conveniently located just off the living room, ensuring privacy and easy access.

Key facts

• 3,049 sq ft lot
• Garage
• Built 2026

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $239k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $239k).
• Recommended offer: $225k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 5.2% 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: 9 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

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• 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 $67k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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, 99% 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.

Recommended offer $224,650 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.02%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

• ARV (median comp): $228,767
• List price: $238,990
• Delta: 4.47%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Boulder Ridge Dr	0.02mi	4/2.0	1,510 (0%)	1mo	$243,990	$162	98
220 Boulder Ridge Dr	0.18mi	4/2.0	1,510 (0%)	1mo	$243,990	$162	91
104 Alamo Cir	0.23mi	3/2.0 (-1)	1,561 (+3%)	1mo	$248,000	$159	78
705 Third St	0.34mi	3/2.0 (-1)	1,396 (-8%)	1mo	$180,000	$129	66
901 E Sarah St	0.30mi	3/2.0 (-1)	1,349 (-11%)	8mo	$174,500	$129	57
205 Third St	0.70mi	3/2.0 (-1)	1,426 (-6%)	13mo	$280,000	$196	43

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: 12.2%
• Equity multiple: 1.70×
• Total profit: $46,644
• Equity at exit: $107,460

10-year hold

• IRR: 14.3%
• Equity multiple: 3.11×
• Total profit: $141,167
• Equity at exit: $165,609

Cash invested: $66,917 (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 77594

• Active inventory: 9
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,445 medium
• Mortgage (P&I): −$1,253
• Tax est. 1.5%: −$299 /mo · $3,585/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $280

Break-even live

Break-even rent $2,091

Max offer price $238,990

Occupancy floor 84%

Sensitivity live

Price	-10% $445	-5% $362	+0% $280	+5% $197	+10% $115
Rent	-10% $87	-5% $183	+0% $280	+5% $376	+10% $473
Rate	-1.0pp $400	-0.5pp $341	base $280	+0.5pp $218	+1.0pp $155

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: $59,748
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 2nd St Cuero, TX	3.0	2.0	1224	$2,500	$2.04	45d	1	0.09mi
413 Schleicher St Cuero, TX	5.0	2.0	1876	$1,700	$0.91	25d	1	1.34mi

Listing history 8 events

1. 2026-06-03
   status $238,990 Pending 87 DOM
2. 2026-06-02
   days on market $238,990 Active 87 DOM
3. 2026-06-01
   days on market $238,990 Active 86 DOM
4. 2026-05-31
   days on market $238,990 Active 85 DOM
5. 2026-05-30
   days on market $238,990 Active 84 DOM
6. 2026-03-24
   status Back on Market 780-char remark

   Show marketing remark (780 chars)

   MLS# 1934661 - Built by NHC - Ready Now! ~ The Lincoln Plan from our Liberty Series offers the perfect combination of efficiency, comfort, and value. This single-story home features 4 bedrooms, 2 bathrooms, a 2-car garage, and 1,510 square feet of thoughtfully designed living space. Upon entering, you'll find three secondary bedrooms, a full-size bathroom, and a conveniently located laundry room. The heart of the home is the open-concept kitchen, which overlooks the dining area and spacious family room, making it perfect for hosting or everyday living. Toward the back of the home, the primary suite provides a private retreat, complete with an ensuite bathroom. Access to the primary suite is conveniently located just off the living room, ensuring privacy and easy access.

7. 2026-02-02
   status Pending 780-char remark

   Show marketing remark (780 chars)

   MLS# 1934661 - Built by NHC - Ready Now! ~ The Lincoln Plan from our Liberty Series offers the perfect combination of efficiency, comfort, and value. This single-story home features 4 bedrooms, 2 bathrooms, a 2-car garage, and 1,510 square feet of thoughtfully designed living space. Upon entering, you'll find three secondary bedrooms, a full-size bathroom, and a conveniently located laundry room. The heart of the home is the open-concept kitchen, which overlooks the dining area and spacious family room, making it perfect for hosting or everyday living. Toward the back of the home, the primary suite provides a private retreat, complete with an ensuite bathroom. Access to the primary suite is conveniently located just off the living room, ensuring privacy and easy access.

8. 2026-01-16
   listed $238,990 New 780-char remark

   Show marketing remark (780 chars)

   MLS# 1934661 - Built by NHC - Ready Now! ~ The Lincoln Plan from our Liberty Series offers the perfect combination of efficiency, comfort, and value. This single-story home features 4 bedrooms, 2 bathrooms, a 2-car garage, and 1,510 square feet of thoughtfully designed living space. Upon entering, you'll find three secondary bedrooms, a full-size bathroom, and a conveniently located laundry room. The heart of the home is the open-concept kitchen, which overlooks the dining area and spacious family room, making it perfect for hosting or everyday living. Toward the back of the home, the primary suite provides a private retreat, complete with an ensuite bathroom. Access to the primary suite is conveniently located just off the living room, ensuring privacy and easy access.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 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: $29,337
• − Mortgage interest: −$13,387
• − Property taxes: −$3,585
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,347
• − Management: −$2,347
• − Depreciation: −$6,952
• Taxable loss: −$476
• Est. tax savings @ 24.0%: +$114
• After-tax cash flow: $3,471/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 · 3 photos

Excellent 100/100 None rehab

This single-story home is in excellent condition with no visible repairs or maintenance needed. It offers a well-designed floor plan and is move-in ready, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Upgrading light fixtures — Improves curb appeal and energy efficiency
• Both Adding smart home features — Enhances home's marketability and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Upgrading light fixtures — Improves curb appeal and energy efficiency ↑
• Both Adding smart home features — Enhances home's marketability and adds value ↑

ⓘ 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: 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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

3 events — show timeline

• 2026-03-24 Relisted — LERA
• 2026-02-02 Pending — LERA
• 2026-01-16 Listed $238,990 LERA