708 Peach · Floresville, TX 78114

$70,000

3 bd · 1.0 ba · 836 sqft · SingleFamily public records · 47 Days on market

Built 1910 0.54 ac lot $84/sqft · 51% below area

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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
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

0.54-Acre Investor Special - Multiple Exit Strategies & Utilities Ready. Prime opportunity in Wilson County! This expansive 0.54-acre lot offers maximum flexibility for your next project. Utilities are already in place with water and electric connected on-site. Choose Your Strategy: Renovate: Restore the existing structure to its full potential. New Build: Clear the site for a custom dream home. Rapid Turn: Perfect for MFR, Modular, or Pier & Beam placement. Value Advantage: Land alone valued at $85,780 per Tax Assessor. This is a high-equity play ready for immediate development.

Key facts

• Existing structure
• Land valued at 85780
• 0.54-acre lot

Tags

• 0.54-ACRE LOT
• UTILITIES READY
• WATER AND ELECTRIC CONNECTED
• EXISTING STRUCTURE
• LAND VALUED AT 85780

Property features AI

Finance

• HOA & community: Subdivision: FLORESVILLE SECTIONS

Exterior

• Utilities: City water/sewer
• Home design: Pre-owned property; Approximate age: 116 years
• Construction: Composition roof
• Exterior features: Siding exterior

Interior

• Kitchen: Kitchen approx. 10 x 10
• Bedrooms: Master bedroom (lower level) — approx. 12 x 12; Bedroom 2 — approx. 10 x 10; Bedroom 3 — approx. 10 x 10
• Flooring: Carpeting; Wood floors
• Bathrooms: One full bathroom
• Heating & cooling: Propane (owned) heating; Other heating (see remarks); Other air conditioning (see remarks)
• Interior features: One living area; Some window coverings remain

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 2.0% in Floresville — 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 65/100 on livability (#681 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, health & safety D+, amenities F.
• Floresville ISD (town): math 32% / reading 36% proficiency, ranked #504 of 826 in TX (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Floresville North El (math 30% / reading 37%, grade F, #2,174 of 4,322 statewide, top 51%, 844 students, 58% FRL); Floresville H S (math 36% / reading 45%, grade F, #798 of 1,632 statewide, top 49%, 1,246 students, 52% FRL).
• Market conditions: 302 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 135 units permitted in Wilson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wilson County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; flood insurance adds $427/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.10% ✓
• Cap rate: 16.44%
• Cash-on-cash: 36.25%
• DSCR: 2.61
• GRM: 4.0

CMA / ARV

• ARV (median comp): $142,639
• List price: $70,000
• Delta: -50.93%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-463
• Equity at exit: $10,437

10-year hold

• IRR: 9.5%
• Equity multiple: 1.74×
• Total profit: $14,539
• Equity at exit: $6,052

Cash invested: $19,600 (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 78114

• Home prices YoY: -27.3%
• Active inventory: 302
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,468 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$172 /mo · $2,059/yr
• Insurance: −$29
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $166

Break-even live

Break-even rent $1,259

Max offer price $70,000

Occupancy floor 84%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1310 S 4th St Floresville, TX	2.0	1.0	932	$1,450	$1.56	1d	1	1.08mi

Listing history 14 events

1. 2026-06-18
   days on market $70,000 Active 47 DOM
2. 2026-06-17
   days on market $70,000 Active 46 DOM
3. 2026-06-16
   days on market $70,000 Active 45 DOM
4. 2026-06-15
   days on market $70,000 Active 44 DOM
5. 2026-06-13
   days on market $70,000 Active 42 DOM
6. 2026-06-09
   days on market $70,000 Active 38 DOM
7. 2026-06-08
   days on market $70,000 Active 37 DOM
8. 2026-06-07
   days on market $70,000 Active 36 DOM
9. 2026-06-04
   days on market $70,000 Active 33 DOM
10. 2026-06-03
    days on market $70,000 Active 32 DOM
11. 2026-06-02
    days on market $70,000 Active 31 DOM
12. 2026-06-01
    days on market $70,000 Active 30 DOM
13. 2026-05-31
    days on market $70,000 Active 29 DOM
14. 2026-05-02
    listed $70,000 New 606-char remark

ⓘ 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: $2,059 · $172/mo
• Projected year-2 tax: $2,059 · $172/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 7/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $17,619
• − Mortgage interest: −$3,921
• − Property taxes: −$2,059
• − Insurance: −$5,468
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$2,036
• Taxable income: $1,315
• Est. tax owed @ 24.0%: −$316
• After-tax cash flow: $1,671/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: Floresville ISD
• NCES district ID: 4819350
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $59,736
• Composite: 30.44/100
• National rank: #6234
• State rank: #504 of 826 in TX

Livability — Floresville

• Score: 65/100
• State rank: #681
• US rank: #12747

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Floresville, TX
• County: Wilson County · 24,283 people
• City population: 24,283
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 24,283
• Household income: $88,087
• Rent vs Own: 16.6% rent · 83.4% own
• Severe rent burden: 400.0

Population outlook (Wilson County) Hauer SSP2

• Today (2025): 58,434 people
• By 2030: 63,912 · +9.4%
• By 2040: 74,704 · +27.8%
• By 2050: 85,024 · +45.5%
• By 2075: 111,025 · +90.0%
• By 2100: 126,692 · +116.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (51%)
• Race & ethnicity: Hispanic / Latino 51% White 44% Two or more races 23% Black 2%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Romanian 6% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 71% English-only · Spanish 27% Russian/Polish/Slavic 1%

Political lean MEDSL · Wilson

• 2024 margin: Solid R (+53.7) · D 22.9% · R 76.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -33.9pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+48.4 2016: R+47.8 2012: R+43.0 2008: R+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.16%
• Current HPI: 210.9474
• Rent YoY: —
• Metro: San Antonio-New Braunfels, TX
• 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

• 2026-05-02 Listed $70,000 LERA

Property tax history

+6.3%/yr

Latest (2025): $2,059 · +16.2% YoY. Source: county tax records.