603 N Mechanic St · Weimar, TX 78962

$95,000

2 bd · 1.0 ba · 868 sqft · SingleFamily public records · 5 Days on market

Built 1935 6,359 sqft lot

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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 +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.4/10.0
• 1% rule +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming 2-bedroom, 1-bath home offers plenty of character and potential for an investor, flipper, or buyer looking to renovate and make it their own. The traditional floor plan has living room, with the dining room and kitchen accessible through classic entryways. Original hardwood floors run through much of the home, including the front rooms, hallway, and bedrooms. Many original features remain. The hallway leads to the first bedroom, followed by the bathroom, with the primary situated at the rear of the home. Home has covered carport, storage room, and a small playhouse, all situated on a traditional-sized lot in an established residential area. Home has an inviting front porch, an

Key facts

• Storage room
• Small playhouse
• Inviting front porch

Tags

• ORIGINAL HARDWOOD FLOORS
• COVERED CARPORT
• STORAGE ROOM
• SMALL PLAYHOUSE
• INVITING FRONT PORCH
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $27 ($329/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (7.3% below list).
• Recommended offer: $88k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 0.8% in Weimar — 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 (#515 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities F.
• Weimar ISD (rural): math 56% / reading 48% proficiency, ranked #144 of 826 in TX (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Weimar El (math 52% / reading 57%, grade C, #621 of 4,322 statewide, top 15%, 302 students, 60% FRL); Weimar J H (math 57% / reading 42%, grade C, #356 of 1,662 statewide, top 23%, 214 students, 64% FRL); Weimar H S (math 64% / reading 54%, grade C+, #275 of 1,632 statewide, top 19%, 188 students, 56% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 88 active listings in the ZIP; 29 units permitted in Colorado County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,022 (7.3% below list)

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $196,168
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 N Summit St	0.53mi	2/1.0	836 (-4%)	23mo	$189,000	$226	50

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-13,626
• Equity at exit: $14,165

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-9,533
• Equity at exit: $8,214

Cash invested: $26,600 (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 78962

• Home prices YoY: -17.5%
• Active inventory: 88
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $880 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$130 /mo · $1,562/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $27

Break-even live

Break-even rent $845

Max offer price $95,000

Occupancy floor 92%

Sensitivity live

Price	-10% $81	-5% $54	+0% $27	+5% $1	+10% $-26
Rent	-10% $-42	-5% $-7	+0% $27	+5% $62	+10% $97
Rate	-1.0pp $75	-0.5pp $52	base $27	+0.5pp $3	+1.0pp $-22

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $95,000 Active 5 DOM
2. 2026-06-21
   days on market $95,000 Active 4 DOM
3. 2026-06-18
   days on market $95,000 Active 2 DOM
4. 2026-06-17
   statusdays on market $95,000 Active 1 DOM
5. 2026-06-16
   days on market $95,000 Coming Soon 6 DOM
6. 2026-06-15
   days on market $95,000 Coming Soon 5 DOM
7. 2026-06-15
   days on market $95,000 Coming Soon 4 DOM
8. 2026-06-13
   days on market $95,000 Coming Soon 3 DOM
9. 2026-06-12
   remarks 699-char remark
10. 2026-06-12
    listed $95,000 Coming Soon 2 DOM

ⓘ 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: $1,562 · $130/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$177/yr (+$15/mo · 11.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $10,563
• − Mortgage interest: −$5,321
• − Property taxes: −$1,562
• − Insurance: −$475
• − Repairs & maintenance: −$845
• − Management: −$845
• − Depreciation: −$2,764
• Taxable loss: −$1,249
• Est. tax savings @ 24.0%: +$300
• After-tax cash flow: $629/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: Weimar ISD
• NCES district ID: 4844820
• Math proficiency: 56% ▼ -1.00%
• Reading proficiency: 48% ▲ 2.00%
• Median HH income: $48,743
• Composite: 44.36/100
• National rank: #2820
• State rank: #144 of 826 in TX

Livability — Weimar

• Score: 67/100
• State rank: #515
• US rank: #10174

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weimar, TX
• Population (ZIP): 5,245

Population outlook (Colorado County) Hauer SSP2

• Today (2025): 20,932 people
• By 2030: 20,803 · -0.6%
• By 2040: 20,518 · -2.0%
• By 2050: 20,325 · -2.9%
• By 2075: 20,086 · -4.0%
• By 2100: 18,228 · -12.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 23% Black 12% Two or more races 6%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 2% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 84% English-only · Spanish 15%

Political lean MEDSL · Colorado

• 2024 margin: Solid R (+57.2) · D 21.1% · R 78.3%
• 2008→2024 swing: -17.9pp toward R · 2008: -39.4pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+50.6 2016: R+51.2 2012: R+49.3 2008: R+39.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.77%
• Current HPI: 205.9933
• 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

1 event — show timeline

• 2026-06-10 Coming Soon $95,000 HARMLS

Property tax history

+21.7%/yr

Latest (2025): $1,562 · +44.1% YoY. Source: county tax records.