606 E Prairie St · Cuero, TX 77954

$224,900

3 bd · 2.0 ba · 1,016 sqft · SingleFamily public records · 10 Days on market

Built 1975 10,001 sqft lot

---

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).

• Cash flow +12.6/30.0
• ARV discount +7.5/15.0
• DSCR +3.8/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated home, where modern comforts meet thoughtful design in a prime location directly across from French Elementary School. This home has undergone a complete renovation, with every surface and system refreshed for move-in readiness. Step inside to discover an open, light-filled layout enhanced by vaulted ceilings, abundant natural sunlight, and skylights that brighten the living space throughout the day. The heart of the home features a stunning kitchen with abundant cabinetry, sleek granite countertops, stainless steel appliances, and stylish backsplash. It flows seamlessly into the expansive living area, and a bonus loft space above - perfect for a home offi

Key facts

• Complete renovation
• Open layout
• Updated home

Tags

• UPDATED HOME
• COMPLETE RENOVATION
• OPEN LAYOUT
• VAULTED CEILINGS
• ABUNDANT NATURAL SUNLIGHT
• SKYLIGHTS

Property features AI

Finance

• Other: City lot (less than quarter acre); City street frontage

Exterior

• Utilities: Electricity available; Public water; Public sewer; Public trash collection
• Home design: Single-story; Resale property
• Construction: Built (year source: Assessor); Fiber cement exterior; Composition/shingle roof; Pillar/post/pier foundation
• Exterior features: Deck; Chain link fencing; Back yard

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Range; Microwave
• Bedrooms: Main level bedroom — 11 x 12; Main level bedroom — 11 x 12; Main level bedroom — 11 x 13
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Skylights; Window treatments; Ceiling fans; Recessed lighting; Vaulted ceilings; Walk-in closet(s); Vanity; Separate shower; Shower only; Tub/shower; Stone counters; Granite counters; Solid surface counters; All bedrooms on main level; See remarks
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry in utility room; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-29 ($-344/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (22.0% below list).
• Recommended offer: $175k (22.0% below list) — sets the bar for 1% rule.

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: crime F, amenities F, commute 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.
• Zoned schools: J C French El (311 students, 80% FRL); Cuero J H (math 38% / reading 44%, grade F, #613 of 1,662 statewide, top 38%, 482 students, 67% FRL); Cuero H S (math 37% / reading 57%, grade D-, #591 of 1,632 statewide, top 38%, 638 students, 53% FRL).
• 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y 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, 99% chance of damaging wind over 30y; moderate 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 $175,471 (22.0% 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.2%
• Equity multiple: 0.39×
• Total profit: $-38,327
• Equity at exit: $33,533

10-year hold

• IRR: -9.3%
• Equity multiple: 0.43×
• Total profit: $-35,964
• Equity at exit: $19,445

Cash invested: $62,972 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,755 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$142 /mo · $1,701/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-29

Break-even live

Break-even rent $1,791

Max offer price $219,840

Occupancy floor 97%

Sensitivity live

Price	-10% $99	-5% $35	+0% $-29	+5% $-92	+10% $-156
Rent	-10% $-167	-5% $-98	+0% $-29	+5% $41	+10% $110
Rate	-1.0pp $85	-0.5pp $29	base $-29	+0.5pp $-87	+1.0pp $-146

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: $56,225
• Closing costs: $6,747
• 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	0.45mi
921 E Courthouse St Cuero, TX	3.0	1.0	1000	$1,100	$1.10	45d	1	0.47mi

Listing history 9 events

1. 2026-06-21
   days on market $224,900 Active 10 DOM
2. 2026-06-19
   days on market $224,900 Active 8 DOM
3. 2026-06-18
   days on market $224,900 Active 7 DOM
4. 2026-06-17
   days on market $224,900 Active 6 DOM
5. 2026-06-16
   days on market $224,900 Active 5 DOM
6. 2026-06-15
   days on market $224,900 Active 4 DOM
7. 2026-06-14
   days on market $224,900 Active 2 DOM
8. 2026-06-13
   remarks 699-char remark
9. 2026-06-13
   listed $224,900 Active 1 DOM

ⓘ 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: $1,701 · $142/mo
• Projected year-2 tax: $4,116 · $343/mo
• Expected delta: +$2,415/yr (+$201/mo · 141.9%)

ⓘ 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 5/10 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: $21,057
• − Mortgage interest: −$12,598
• − Property taxes: −$1,701
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$6,543
• Taxable loss: −$4,279
• Est. tax savings @ 24.0%: +$1,027
• After-tax cash flow: $683/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

+649.7% since first listed

9 events — show timeline

• 2026-06-11 Listed $224,900 CTXMLS
• 2025-07-08 Sold (Public Records) — Public Records
• 2025-06-10 Pending — CTXMLS
• 2025-05-17 Price Changed $79,999 CTXMLS
• 2024-11-12 Price Changed $82,000 CTXMLS
• 2024-09-29 Listed $90,000 CTXMLS
• 2006-06-30 Sold (Public Records) — Public Records
• 2006-02-26 Sold (Public Records) — Public Records
• 2006-01-24 Listed $30,000 CTXMLS

Property tax history

+4.6%/yr

Latest (2025): $1,701 · +19.7% YoY. Source: county tax records.