262 Highway 95 S Unit A · Smithville, TX 78957

$88,000

3 bd · 1.0 ba · 841 sqft · SingleFamily public records · 167 Days on market

Built 1950 0.50 ac lot $105/sqft · 60% below area ↓ 16% since listing

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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
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

.5 acre lot located near downtown Smithville! All utilities are on site! Give me a call to schedule showing and for more info on the property.

Key facts

• Downtown smithville
• Utilities on site
• Acre lot

Tags

• ACRE LOT
• DOWNTOWN SMITHVILLE
• UTILITIES ON SITE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 3.0% in Smithville — 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 67/100 on livability (#577 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Smithville ISD (town): math 42% / reading 42% proficiency, ranked #333 of 826 in TX (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 250 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,841 units permitted in Bastrop County in 2024 (150 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bastrop County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 93% 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 $77,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 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 1950 — 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. 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: 1.64% ✓
• Cap rate: 13.04%
• Cash-on-cash: 24.09%
• DSCR: 2.07
• GRM: 5.1

CMA / ARV

• ARV (median comp): $218,747
• List price: $88,000
• Delta: -59.77%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 Hill St	0.48mi	3/1.0	904 (+8%)	3mo	$135,000	$149	63
238 Highway 95 S	0.15mi	3/1.0	956 (+14%)	14mo	$169,999	$178	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: 17.4%
• Equity multiple: 1.70×
• Total profit: $17,289
• Equity at exit: $13,121

10-year hold

• IRR: 25.9%
• Equity multiple: 3.26×
• Total profit: $55,802
• Equity at exit: $7,609

Cash invested: $24,640 (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 78957

• Home prices YoY: -22.3%
• Active inventory: 250
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,442 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$146 /mo · $1,756/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $495

Break-even live

Break-even rent $816

Max offer price $88,000

Occupancy floor 61%

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 2nd Ave Apt 2 Smithville, TX	2.0	1.0	840	$1,175	$1.40	43d	1	0.85mi
809 Burleson St Smithville, TX	2.0	1.0	1074	$1,350	$1.26	43d	1	1.25mi
801 Bishop St Smithville, TX	2.0	1.0	1050	$1,550	$1.48	43d	1	1.32mi
505 Colorado St Smithville, TX	3.0	2.0	1114	$1,990	$1.79	7d	1	1.36mi

Listing history 29 events

1. 2026-06-18
   days on market $88,000 Active 167 DOM
2. 2026-06-17
   days on market $88,000 Active 166 DOM
3. 2026-06-16
   days on market $88,000 Active 165 DOM
4. 2026-06-15
   days on market $88,000 Active 164 DOM
5. 2026-06-13
   days on market $88,000 Active 162 DOM
6. 2026-06-09
   days on market $88,000 Active 158 DOM
7. 2026-06-08
   days on market $88,000 Active 157 DOM
8. 2026-06-07
   days on market $88,000 Active 156 DOM
9. 2026-06-05
   days on market $88,000 Active 153 DOM
10. 2026-06-03
    days on market $88,000 Active 152 DOM
11. 2026-06-02
    days on market $88,000 Active 151 DOM
12. 2026-06-01
    days on market $88,000 Active 150 DOM
13. 2026-05-31
    days on market $88,000 Active 149 DOM
14. 2026-04-30
    listed $88,000 Active 142-char remark

    Show marketing remark (142 chars)

    .5 acre lot located near downtown Smithville! All utilities are on site! Give me a call to schedule showing and for more info on the property.

15. 2026-01-02
    listed $88,000 Active 142-char remark

    Show marketing remark (142 chars)

    .5 acre lot located near downtown Smithville! All utilities are on site! Give me a call to schedule showing and for more info on the property.

16. 2025-12-31
    historical
17. 2025-12-03
    price $90,000
18. 2025-12-03
    price
19. 2025-10-29
    status Active
20. 2025-10-21
    soldstatus
21. 2025-10-17
    historical Active Under Contract
22. 2025-10-17
    historical Active Under Contract
23. 2025-10-13
    listed $105,000 Active
24. 2025-08-19
    price
25. 2025-07-11
    price
26. 2025-04-30
    listed Active
27. 2022-08-04
    price
28. 2022-07-06
    price
29. 2022-06-26
    listed 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: $1,756 · $146/mo
• Projected year-2 tax: $1,756 · $146/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 6/10 Major FEMA zone X (unshaded) · 73% 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 8/10 Severe 93% 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: $17,303
• − Mortgage interest: −$4,929
• − Property taxes: −$1,756
• − Insurance: −$440
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$2,560
• Taxable income: $4,849
• Est. tax owed @ 24.0%: −$1,164
• After-tax cash flow: $4,772/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: Smithville ISD
• NCES district ID: 4840550
• Math proficiency: 42% ▼ -2.00%
• Reading proficiency: 42% ▼ -4.00%
• Median HH income: $48,794
• Composite: 36.04/100
• National rank: #4776
• State rank: #333 of 826 in TX

Livability — Smithville

• Score: 67/100
• State rank: #577
• US rank: #11003

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,282

Population outlook (Bastrop County) Hauer SSP2

• Today (2025): 94,260 people
• By 2030: 101,355 · +7.5%
• By 2040: 115,578 · +22.6%
• By 2050: 129,464 · +37.3%
• By 2075: 168,068 · +78.3%
• By 2100: 194,857 · +106.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 21% Two or more races 19% Black 8%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Slovak 4% Iranian 2% Serbian 1%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Bastrop

• 2024 margin: R (+18.4) · D 40.2% · R 58.6% · Other 1.2%
• 2008→2024 swing: -10.2pp toward R · 2008: -8.2pp · 2024: -18.4pp
• All cycles: 2024: R+18.4 2020: R+13.8 2016: R+20.4 2012: R+17.0 2008: R+8.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.22%
• Current HPI: 275.3765
• 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

-16.2% since first listed

16 events — show timeline

• 2026-04-30 Listed $88,000 CTXMLS
• 2026-01-02 Listed $88,000 Unlock MLS
• 2025-12-31 Listing Removed — CTXMLS
• 2025-12-03 Price Changed $90,000 CTXMLS
• 2025-12-03 Price Changed — Unlock MLS
• 2025-10-29 Relisted — Unlock MLS
• 2025-10-21 Sold (Public Records) — Public Records
• 2025-10-17 Contingent — CTXMLS
• 2025-10-17 Contingent — Unlock MLS
• 2025-10-13 Listed $105,000 CTXMLS
• 2025-08-19 Price Changed — Unlock MLS
• 2025-07-11 Price Changed — Unlock MLS
• 2025-04-30 Listed — Unlock MLS
• 2022-08-04 Price Changed — Unlock MLS
• 2022-07-06 Price Changed — Unlock MLS
• 2022-06-26 Listed — Unlock MLS

Property tax history

+5.1%/yr

Latest (2025): $1,756 · +20.3% YoY. Source: county tax records.