409 Taylor · Falfurrias, TX 78355

$112,000

3 bd · 1.5 ba · 1,560 sqft · SingleFamily · 143 Days on market

Built 1900 Fair condition 0.40 ac lot $72/sqft · 7% below area Est $121k · 7% under ↓ 3% since listing

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Why this score? — see what drove the C+ 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 +22.0/30.0
• ARV discount +10.8/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Appreciation +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.7/10.0

Listing remarks MLS

Welcome to this spacious 3-bedroom, 1.5-bath home situated on a generous . 4-acre lot. Each bedroom features walk-in closets, offering plenty of storage and functionality. In addition to the main living areas, you’ll find a versatile bonus room that can be used as a game room, second living space, home office, or entertaining area designed to fit your lifestyle needs. Step outside and enjoy the side porch, a patio perfect for outdoor cooking or grilling, an exterior washroom for added convenience, and a covered carport for protected parking. To make this home truly your own, the sellers are offering a $2,000 flooring allowance and a $1,000 landscaping allowance, giving you the opportunity to personalize the space to your taste. Schedule your showing today and come see how this home can work for you.

Key facts

• Covered carport
• Walk-in closets
• Bonus room

Tags

• WALK-IN CLOSETS
• BONUS ROOM
• SIDE PORCH
• PATIO
• EXTERIOR WASHROOM
• COVERED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $112k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#242 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Brooks County ISD (town): math 19% / reading 26% proficiency, ranked #776 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 42 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($774 loan paydown + $547 appreciation (0.5% local appreciation)).
• At projected returns (0.5% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — 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. 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: 1.08% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.86%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $120,833
• List price: $112,000
• Delta: -7.31%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 W San Saba St	0.15mi	3/1.0	1,346 (-14%)	6mo	$115,000	$85	63
413 W Bennett St	0.40mi	4/1.0 (+1)	1,376 (-12%)	7mo	$59,900	$44	48
515 W Miller St	0.37mi	3/2.5	1,718 (+10%)	17mo	$174,900	$102	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.34×
• Total profit: $10,760
• Equity at exit: $35,284

10-year hold

• IRR: 11.6%
• Equity multiple: 2.33×
• Total profit: $41,840
• Equity at exit: $44,686

Cash invested: $31,360 (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 78355

• Home prices YoY: 0.6%
• Active inventory: 42
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$587
• Tax est. 1.5%: −$140 /mo · $1,680/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $179

Break-even live

Break-even rent $980

Max offer price $112,000

Occupancy floor 80%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $112,000 Active 143 DOM
2. 2026-06-17
   days on market $112,000 Active 142 DOM
3. 2026-06-16
   days on market $112,000 Active 141 DOM
4. 2026-06-15
   days on market $112,000 Active 140 DOM
5. 2026-06-13
   days on market $112,000 Active 138 DOM
6. 2026-06-12
   days on market $112,000 Active 137 DOM
7. 2026-06-09
   days on market $112,000 Active 134 DOM
8. 2026-06-08
   days on market $112,000 Active 133 DOM
9. 2026-06-08
   days on market $112,000 Active 132 DOM
10. 2026-06-07
    days on market $112,000 Active 131 DOM
11. 2026-06-03
    days on market $112,000 Active 128 DOM
12. 2026-06-02
    days on market $112,000 Active 127 DOM
13. 2026-06-01
    days on market $112,000 Active 126 DOM
14. 2026-05-31
    days on market $112,000 Active 125 DOM
15. 2026-04-25
    price $112,000 816-char remark

    Show marketing remark (816 chars)

    Welcome to this spacious 3-bedroom, 1.5-bath home situated on a generous . 4-acre lot. Each bedroom features walk-in closets, offering plenty of storage and functionality. In addition to the main living areas, you’ll find a versatile bonus room that can be used as a game room, second living space, home office, or entertaining area designed to fit your lifestyle needs. Step outside and enjoy the side porch, a patio perfect for outdoor cooking or grilling, an exterior washroom for added convenience, and a covered carport for protected parking. To make this home truly your own, the sellers are offering a $2,000 flooring allowance and a $1,000 landscaping allowance, giving you the opportunity to personalize the space to your taste. Schedule your showing today and come see how this home can work for you.

16. 2026-01-26
    listed $115,000 Active 816-char remark

    Show marketing remark (816 chars)

    Welcome to this spacious 3-bedroom, 1.5-bath home situated on a generous . 4-acre lot. Each bedroom features walk-in closets, offering plenty of storage and functionality. In addition to the main living areas, you’ll find a versatile bonus room that can be used as a game room, second living space, home office, or entertaining area designed to fit your lifestyle needs. Step outside and enjoy the side porch, a patio perfect for outdoor cooking or grilling, an exterior washroom for added convenience, and a covered carport for protected parking. To make this home truly your own, the sellers are offering a $2,000 flooring allowance and a $1,000 landscaping allowance, giving you the opportunity to personalize the space to your taste. Schedule your showing today and come see how this home can work for you.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,481
• − Mortgage interest: −$6,274
• − Property taxes: −$1,680
• − Insurance: −$560
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$3,258
• Taxable income: $392
• Est. tax owed @ 24.0%: −$94
• After-tax cash flow: $2,058/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires significant exterior and interior repairs, but presents a good opportunity for renovation and improvement to increase its value.

Repairs flagged

• Major roof — Missing shingles and potential water damage
• Major exterior — Overgrown vegetation, debris, and general disrepair
• Major flooring — Worn-out tile in the kitchen and dining area
• Major interior walls/paint — Peeling paint and general wear

Value-add opportunities

• Both Landscaping and exterior improvements — Enhances curb appeal and property value
• Both Interior painting and updates — Improves aesthetics and value
• Both Kitchen and bathroom updates — Modernizes spaces and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Missing shingles and potential water damage	Major	$15,000–50,000
exterior · Overgrown vegetation, debris, and general disrepair	Major	$15,000–50,000
flooring · Worn-out tile in the kitchen and dining area	Major	$15,000–50,000
interior walls/paint · Peeling paint and general wear	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Landscaping and exterior improvements — Enhances curb appeal and property value ↑
• Both Interior painting and updates — Improves aesthetics and value ↑
• Both Kitchen and bathroom updates — Modernizes spaces and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Brooks County ISD
• NCES district ID: 4811580
• Math proficiency: 19% ▼ -16.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $23,562
• Composite: 17.44/100
• National rank: #9064
• State rank: #776 of 826 in TX

Livability — Falfurrias

• Score: 72/100
• State rank: #242
• US rank: #5822

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Falfurrias, TX
• Population (ZIP): 6,843

Population outlook (Brooks County) Hauer SSP2

• Today (2025): 7,122 people
• By 2030: 7,090 · -0.4%
• By 2040: 7,023 · -1.4%
• By 2050: 6,954 · -2.4%
• By 2075: 6,413 · -10.0%
• By 2100: 5,296 · -25.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 38% White 8%
• Hispanic origin (detail): Mexican 82%
• Common ancestry: Lithuanian 5% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 30% English-only · Spanish 70%

Political lean MEDSL · Brooks

• 2024 margin: Lean D (+9.6) · D 54.5% · R 44.8%
• 2008→2024 swing: -42.0pp toward R · 2008: 51.6pp · 2024: 9.6pp
• All cycles: 2024: D+9.6 2020: D+19.0 2016: D+51.0 2012: D+57.4 2008: D+51.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.49%
• Current HPI: 78.6241
• 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

-2.6% since first listed

2 events — show timeline

• 2026-04-25 Price Changed $112,000 CBMLS
• 2026-01-26 Listed $115,000 CBMLS