302 W French St · Cuero, TX 77954

$190,000

4 bd · 2.0 ba · 1,918 sqft · SingleFamily public records · 162 Days on market

Built 1960 10,580 sqft lot $99/sqft · 10% below area Est $211k · 10% under ↓ 32% since listing

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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).

• Cash flow +12.8/30.0
• ARV discount +12.0/15.0
• 1% rule +3.9/10.0
• DSCR +3.8/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming, timeless home offers 4 bedrooms, 2 bathrooms situated on a large corner lot. The living area features wood flooring with tall ceilings and bright natural lighting. The spacious kitchen provides plenty of room for cooking, dining, and entertaining along with a separate utility/laundry room. The large master suite offers carpet flooring and plenty of closet space. Plumbing, electrical, solar screens, and roof were updated in 2012. Central air and heat.

Key facts

• 0.24 acre lot
• Built 1960
• Listed 161 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-17 ($-206/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (10.5% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 5.1% in Cuero — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 115 active listings in the ZIP; 1 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 162 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $50k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,200 (12.0% 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. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.89% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 9.3

CMA / ARV

• ARV (median comp): $210,970
• List price: $190,000
• Delta: -9.94%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 W Thomas	0.47mi	4/2.0	1,980 (+3%)	0mo	$286,840	$145	72
607 W Johnson St	0.33mi	3/2.0 (-1)	1,839 (-4%)	1mo	$165,000	$90	72
308 W Broadway St	0.07mi	3/2.0 (-1)	1,676 (-13%)	10mo	$275,000	$164	62
312 2nd St	0.58mi	3/3.0 (-1)	2,128 (+11%)	3mo	$170,000	$80	43
112 Bohman St	0.41mi	4/2.0	1,665 (-13%)	21mo	$134,900	$81	41

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-31,826
• Equity at exit: $28,330

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-28,899
• Equity at exit: $16,428

Cash invested: $53,200 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$285 /mo · $3,415/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-17

Break-even live

Break-even rent $1,722

Max offer price $186,969

Occupancy floor 96%

Sensitivity live

Price	-10% $90	-5% $37	+0% $-17	+5% $-71	+10% $-125
Rent	-10% $-151	-5% $-84	+0% $-17	+5% $50	+10% $117
Rate	-1.0pp $79	-0.5pp $31	base $-17	+0.5pp $-66	+1.0pp $-116

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 Schleicher St Cuero, TX	5.0	2.0	1876	$1,700	$0.91	24d	1	0.68mi

Listing history 34 events

1. 2026-06-19
   days on market $190,000 Active 162 DOM
2. 2026-06-18
   days on market $190,000 Active 161 DOM
3. 2026-06-17
   days on market $190,000 Active 160 DOM
4. 2026-06-16
   days on market $190,000 Active 159 DOM
5. 2026-06-15
   days on market $190,000 Active 158 DOM
6. 2026-06-14
   days on market $190,000 Active 156 DOM
7. 2026-06-13
   days on market $190,000 Active 155 DOM
8. 2026-06-10
   days on market $190,000 Active 153 DOM
9. 2026-06-09
   days on market $190,000 Active 152 DOM
10. 2026-06-08
    days on market $190,000 Active 151 DOM
11. 2026-06-07
    pricedays on market $190,000 Active 150 DOM
12. 2026-06-02
    days on market $217,000 Active 145 DOM
13. 2026-06-01
    days on market $217,000 Active 144 DOM
14. 2026-05-31
    days on market $217,000 Active 143 DOM
15. 2026-05-30
    days on market $217,000 Active 142 DOM
16. 2026-03-11
    price $217,000 469-char remark

    Show marketing remark (469 chars)

    This charming, timeless home offers 4 bedrooms, 2 bathrooms situated on a large corner lot. The living area features wood flooring with tall ceilings and bright natural lighting. The spacious kitchen provides plenty of room for cooking, dining, and entertaining along with a separate utility/laundry room. The large master suite offers carpet flooring and plenty of closet space. Plumbing, electrical, solar screens, and roof were updated in 2012. Central air and heat.

17. 2026-02-19
    price $233,000 469-char remark

    Show marketing remark (469 chars)

    This charming, timeless home offers 4 bedrooms, 2 bathrooms situated on a large corner lot. The living area features wood flooring with tall ceilings and bright natural lighting. The spacious kitchen provides plenty of room for cooking, dining, and entertaining along with a separate utility/laundry room. The large master suite offers carpet flooring and plenty of closet space. Plumbing, electrical, solar screens, and roof were updated in 2012. Central air and heat.

18. 2026-01-09
    historical $2,500
19. 2026-01-08
    listed $240,000 Active 469-char remark

    Show marketing remark (469 chars)

    This charming, timeless home offers 4 bedrooms, 2 bathrooms situated on a large corner lot. The living area features wood flooring with tall ceilings and bright natural lighting. The spacious kitchen provides plenty of room for cooking, dining, and entertaining along with a separate utility/laundry room. The large master suite offers carpet flooring and plenty of closet space. Plumbing, electrical, solar screens, and roof were updated in 2012. Central air and heat.

20. 2025-10-11
    price $2,500
21. 2025-09-29
    listed $2,950
22. 2025-09-19
    historical
23. 2025-09-19
    historical
24. 2025-06-21
    price $275,000
25. 2025-06-21
    price $275,000
26. 2025-03-28
    status Active
27. 2025-03-26
    status Active
28. 2025-03-21
    historical
29. 2025-03-21
    historical
30. 2025-01-28
    price $299,000
31. 2025-01-28
    price $299,000
32. 2023-10-16
    listed Active
33. 2023-10-11
    listed $318,000 Active
34. 2023-10-11
    listed $318,000 Active

ⓘ 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: $3,415 · $285/mo
• Projected year-2 tax: $3,477 · $290/mo
• Expected delta: +$62/yr (+$5/mo · 1.8%)

ⓘ 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 · 21 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: $20,400
• − Mortgage interest: −$10,643
• − Property taxes: −$3,415
• − Insurance: −$950
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$5,527
• Taxable loss: −$3,400
• Est. tax savings @ 24.0%: +$816
• After-tax cash flow: $610/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

-31.8% since first listed

19 events — show timeline

• 2026-03-11 Price Changed $217,000 CTXMLS
• 2026-02-19 Price Changed $233,000 CTXMLS
• 2026-01-09 Rental Removed $2,500 CTXMLS
• 2026-01-08 Listed $240,000 CTXMLS
• 2025-10-11 Price Changed $2,500 CTXMLS
• 2025-09-29 Listed for Rent $2,950 CTXMLS
• 2025-09-19 Listing Removed — CTXMLS
• 2025-09-19 Listing Removed — HARMLS
• 2025-06-21 Price Changed $275,000 HARMLS
• 2025-06-21 Price Changed $275,000 CTXMLS
• 2025-03-28 Relisted — HARMLS
• 2025-03-26 Relisted — CTXMLS
• 2025-03-21 Listing Removed — CTXMLS
• 2025-03-21 Listing Removed — HARMLS
• 2025-01-28 Price Changed $299,000 HARMLS
• 2025-01-28 Price Changed $299,000 CTXMLS
• 2023-10-16 Listed — Unlock MLS
• 2023-10-11 Listed $318,000 CTXMLS
• 2023-10-11 Listed $318,000 HARMLS

Property tax history

+15.4%/yr

Latest (2025): $3,415 · +5.2% YoY. Source: county tax records.