603 Lundy St · El Campo, TX 77437

$89,000

2 bd · 1.0 ba · 923 sqft · SingleFamily public records · 333 Days on market

Built 1948 7,000 sqft lot $96/sqft · 9% below area Est $98k · 9% under

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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 +27.4/30.0
• ARV discount +11.5/15.0
• DSCR +9.6/10.0
• 1% rule +7.6/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A traditional wood-framed two-bedroom, one-bath residence featuring a generous backyard. This property presents an excellent opportunity for investors, whether for renovation or rental purposes. Ideally situated in the heart of the town, it is conveniently close to shopping districts, churches, and various businesses.

Key facts

• Heart of the town
• Generous backyard
• 7,000 sq ft lot

Tags

• GENEROUS BACKYARD
• HEART OF THE TOWN
• CLOSE TO SHOPPING DISTRICTS
• CLOSE TO VARIOUS BUSINESSES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.2% in El Campo — 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 73/100 on livability (#204 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, crime D-.
• El Campo ISD (town): math 44% / reading 38% proficiency, ranked #387 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 154 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 191 units permitted in Wharton County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 333 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 333 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
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: 1.26% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.58%
• DSCR: 1.56
• GRM: 6.6

CMA / ARV

• ARV (median comp): $97,570
• List price: $89,000
• Delta: -8.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 Pierce St	0.08mi	2/1.0	960 (+4%)	21mo	$179,999	$187	72
605 Fahrenthold St	0.49mi	2/1.0	980 (+6%)	5mo	$120,000	$122	63
1216 Merchant St	0.60mi	2/1.0	992 (+8%)	1mo	$88,000	$89	59
611 Fahrenthold St	0.49mi	3/1.0 (+1)	951 (+3%)	11mo	$148,000	$156	58

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,240
• Equity at exit: $13,270

10-year hold

• IRR: 11.9%
• Equity multiple: 1.94×
• Total profit: $23,468
• Equity at exit: $7,695

Cash invested: $24,920 (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 77437

• Home prices YoY: -33.6%
• Active inventory: 154
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,121 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$121 /mo · $1,446/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $261

Break-even live

Break-even rent $790

Max offer price $89,000

Occupancy floor 72%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001 Avenue F Unit F El Campo, TX	2.0	1.0	1125	$1,121	$1.00	43d	1	0.85mi

Listing history 20 events

1. 2026-06-19
   days on market $89,000 Active 333 DOM
2. 2026-06-18
   days on market $89,000 Active 332 DOM
3. 2026-06-17
   days on market $89,000 Active 331 DOM
4. 2026-06-16
   days on market $89,000 Active 330 DOM
5. 2026-06-15
   days on market $89,000 Active 329 DOM
6. 2026-06-14
   days on market $89,000 Active 327 DOM
7. 2026-06-12
   days on market $89,000 Active 326 DOM
8. 2026-06-09
   days on market $89,000 Active 323 DOM
9. 2026-06-08
   days on market $89,000 Active 322 DOM
10. 2026-06-07
    days on market $89,000 Active 321 DOM
11. 2026-06-07
    days on market $89,000 Active 320 DOM
12. 2026-06-03
    days on market $89,000 Active 317 DOM
13. 2026-06-02
    days on market $89,000 Active 316 DOM
14. 2026-06-01
    days on market $89,000 Active 315 DOM
15. 2026-05-31
    days on market $89,000 Active 314 DOM
16. 2026-05-30
    days on market $89,000 Active 313 DOM
17. 2025-07-21
    listed $89,000 Active 323-char remark

    Show marketing remark (323 chars)

    A traditional wood-framed two-bedroom, one-bath residence featuring a generous backyard. This property presents an excellent opportunity for investors, whether for renovation or rental purposes. Ideally situated in the heart of the town, it is conveniently close to shopping districts, churches, and various businesses.

18. 2023-12-06
    historical $850
19. 2023-10-12
    listed $850
20. 2023-01-31
    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: $1,446 · $121/mo
• Projected year-2 tax: $1,629 · $136/mo
• Expected delta: +$182/yr (+$15/mo · 12.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 50% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $13,452
• − Mortgage interest: −$4,985
• − Property taxes: −$1,446
• − Insurance: −$445
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$2,589
• Taxable income: $1,834
• Est. tax owed @ 24.0%: −$440
• After-tax cash flow: $2,695/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: El Campo ISD
• NCES district ID: 4818280
• Math proficiency: 44% ▼ -2.00%
• Reading proficiency: 38% ▲ 1.00%
• Median HH income: $44,351
• Composite: 34.82/100
• National rank: #5102
• State rank: #387 of 826 in TX

Livability — El Campo

• Score: 73/100
• State rank: #204
• US rank: #5196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Campo, TX
• City population: 18,886
• Population (ZIP): 18,886

Population outlook (Wharton County) Hauer SSP2

• Today (2025): 42,448 people
• By 2030: 42,726 · +0.7%
• By 2040: 43,042 · +1.4%
• By 2050: 43,368 · +2.2%
• By 2075: 44,962 · +5.9%
• By 2100: 44,510 · +4.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 50% White 44% Two or more races 18% Black 6%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 67% English-only · Spanish 32%

Political lean MEDSL · Wharton

• 2024 margin: Solid R (+51.8) · D 23.8% · R 75.6%
• 2008→2024 swing: -20.7pp toward R · 2008: -31.2pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+43.1 2016: R+40.2 2012: R+39.1 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.78%
• Current HPI: 181.5905
• 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

4 events — show timeline

• 2025-07-21 Listed $89,000 HARMLS
• 2023-12-06 Rental Removed $850 HARMLS
• 2023-10-12 Listed for Rent $850 HARMLS
• 2023-01-31 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,446 · +0.9% YoY. Source: county tax records.