227 W End St · Goliad, TX 77963

$99,600

2 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 76 Days on market

Built 1965 10,759 sqft lot $84/sqft · 36% below area Est $196k · 49% under

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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 +18.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.3/10.0
• DSCR +5.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the shadow of Courthouse Square, this charming bungalow offers up all the Historic nostalgia Goliad has to offer. A stones throw away from all the Antique shops and restaurants, this three bedroom one bath home has it all; location, square footage, large yard and even a Sunroom tossed into the mix! The oversized master has an added room that could easily be converted into an on-suite with large walk-in closet, the possibilities abound. There are two living spaces, a formal living room and a family room off of the kitchen. In the back yard there is another structure which can be used as an apartment for rental income, a shop or extra storage! This home needs TLC so the owner is offering a discounted cash price.

Key facts

• Two living spaces
• Back yard structure
• Oversized master

Tags

• SUNROOM
• OVERSIZED MASTER
• TWO LIVING SPACES
• BACK YARD STRUCTURE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 1.7% in Goliad — 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 70/100 on livability (#348 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.
• Goliad ISD (rural): math 40% / reading 41% proficiency, ranked #370 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 66 active listings in the ZIP; 10 units permitted in Goliad County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $689 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Goliad County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $29k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: 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 $93,624 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.13% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.92%
• DSCR: 1.17
• GRM: 7.4

CMA / ARV

• ARV (median comp): $195,500
• List price: $99,600
• Delta: -49.05%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 N Church St	0.51mi	2/1.0	1,200 (+1%)	4mo	$50,000	$42	71
233 Bungalow Ave	0.40mi	3/2.0 (+1)	1,265 (+6%)	8mo	$175,000	$138	55

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-10,252
• Equity at exit: $14,851

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,115
• Equity at exit: $8,612

Cash invested: $27,888 (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 77963

• Home prices YoY: -14.1%
• Active inventory: 66
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,123 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$233 /mo · $2,791/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $91

Break-even live

Break-even rent $1,008

Max offer price $99,600

Occupancy floor 87%

Sensitivity live

Price	-10% $148	-5% $119	+0% $91	+5% $63	+10% $35
Rent	-10% $2	-5% $47	+0% $91	+5% $136	+10% $180
Rate	-1.0pp $141	-0.5pp $116	base $91	+0.5pp $65	+1.0pp $39

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: $24,900
• Closing costs: $2,988
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-08
   days on market $99,600 Active 76 DOM
2. 2026-06-07
   days on market $99,600 Active 75 DOM
3. 2026-06-05
   days on market $99,600 Active 73 DOM
4. 2026-06-03
   days on market $99,600 Active 71 DOM
5. 2026-06-02
   days on market $99,600 Active 70 DOM
6. 2026-06-01
   days on market $99,600 Active 69 DOM
7. 2026-05-31
   days on market $99,600 Active 68 DOM
8. 2026-05-30
   days on market $99,600 Active 67 DOM
9. 2026-05-17
   price $99,600 731-char remark

   Show marketing remark (731 chars)

   Nestled in the shadow of Courthouse Square, this charming bungalow offers up all the Historic nostalgia Goliad has to offer. A stones throw away from all the Antique shops and restaurants, this three bedroom one bath home has it all; location, square footage, large yard and even a Sunroom tossed into the mix! The oversized master has an added room that could easily be converted into an on-suite with large walk-in closet, the possibilities abound. There are two living spaces, a formal living room and a family room off of the kitchen. In the back yard there is another structure which can be used as an apartment for rental income, a shop or extra storage! This home needs TLC so the owner is offering a discounted cash price.

10. 2026-05-13
    price $68,000 731-char remark

    Show marketing remark (731 chars)

    Nestled in the shadow of Courthouse Square, this charming bungalow offers up all the Historic nostalgia Goliad has to offer. A stones throw away from all the Antique shops and restaurants, this three bedroom one bath home has it all; location, square footage, large yard and even a Sunroom tossed into the mix! The oversized master has an added room that could easily be converted into an on-suite with large walk-in closet, the possibilities abound. There are two living spaces, a formal living room and a family room off of the kitchen. In the back yard there is another structure which can be used as an apartment for rental income, a shop or extra storage! This home needs TLC so the owner is offering a discounted cash price.

11. 2026-05-04
    price $77,000 731-char remark

    Show marketing remark (731 chars)

    Nestled in the shadow of Courthouse Square, this charming bungalow offers up all the Historic nostalgia Goliad has to offer. A stones throw away from all the Antique shops and restaurants, this three bedroom one bath home has it all; location, square footage, large yard and even a Sunroom tossed into the mix! The oversized master has an added room that could easily be converted into an on-suite with large walk-in closet, the possibilities abound. There are two living spaces, a formal living room and a family room off of the kitchen. In the back yard there is another structure which can be used as an apartment for rental income, a shop or extra storage! This home needs TLC so the owner is offering a discounted cash price.

12. 2026-04-27
    price $99,000 731-char remark

    Show marketing remark (731 chars)

    Nestled in the shadow of Courthouse Square, this charming bungalow offers up all the Historic nostalgia Goliad has to offer. A stones throw away from all the Antique shops and restaurants, this three bedroom one bath home has it all; location, square footage, large yard and even a Sunroom tossed into the mix! The oversized master has an added room that could easily be converted into an on-suite with large walk-in closet, the possibilities abound. There are two living spaces, a formal living room and a family room off of the kitchen. In the back yard there is another structure which can be used as an apartment for rental income, a shop or extra storage! This home needs TLC so the owner is offering a discounted cash price.

13. 2026-04-23
    price $119,800 731-char remark

    Show marketing remark (731 chars)

    Nestled in the shadow of Courthouse Square, this charming bungalow offers up all the Historic nostalgia Goliad has to offer. A stones throw away from all the Antique shops and restaurants, this three bedroom one bath home has it all; location, square footage, large yard and even a Sunroom tossed into the mix! The oversized master has an added room that could easily be converted into an on-suite with large walk-in closet, the possibilities abound. There are two living spaces, a formal living room and a family room off of the kitchen. In the back yard there is another structure which can be used as an apartment for rental income, a shop or extra storage! This home needs TLC so the owner is offering a discounted cash price.

14. 2026-03-24
    listed $129,000 Active 731-char remark

    Show marketing remark (731 chars)

    Nestled in the shadow of Courthouse Square, this charming bungalow offers up all the Historic nostalgia Goliad has to offer. A stones throw away from all the Antique shops and restaurants, this three bedroom one bath home has it all; location, square footage, large yard and even a Sunroom tossed into the mix! The oversized master has an added room that could easily be converted into an on-suite with large walk-in closet, the possibilities abound. There are two living spaces, a formal living room and a family room off of the kitchen. In the back yard there is another structure which can be used as an apartment for rental income, a shop or extra storage! This home needs TLC so the owner is offering a discounted cash price.

15. 2019-06-01
    historical
16. 2019-03-22
    price $128,000
17. 2019-01-04
    status Active
18. 2018-12-03
    historical
19. 2018-05-30
    listed $115,000 Active
20. 2016-04-30
    historical
21. 2015-10-23
    listed $68,500

ⓘ 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: $2,791 · $233/mo
• Projected year-2 tax: $2,791 · $233/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 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: $13,481
• − Mortgage interest: −$5,579
• − Property taxes: −$2,791
• − Insurance: −$498
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$2,897
• Taxable loss: −$441
• Est. tax savings @ 24.0%: +$106
• After-tax cash flow: $1,199/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: Goliad ISD
• NCES district ID: 4821030
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 41% ▲ 1.00%
• Median HH income: $52,198
• Composite: 35.12/100
• National rank: #5015
• State rank: #370 of 826 in TX

Livability — Goliad

• Score: 70/100
• State rank: #348
• US rank: #7645

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goliad, TX
• Population (ZIP): 5,109

Population outlook (Goliad County) Hauer SSP2

• Today (2025): 8,337 people
• By 2030: 8,754 · +5.0%
• By 2040: 9,581 · +14.9%
• By 2050: 10,448 · +25.3%
• By 2075: 12,946 · +55.3%
• By 2100: 14,392 · +72.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 56% Hispanic / Latino 35% Two or more races 17% Black 7%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Serbian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 82% English-only · Spanish 17%

Political lean MEDSL · Goliad

• 2024 margin: Solid R (+60.2) · D 19.5% · R 79.8%
• 2008→2024 swing: -33.7pp toward R · 2008: -26.5pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+55.4 2016: R+44.3 2012: R+33.8 2008: R+26.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.59%
• Current HPI: 185.8947
• 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

+45.4% since first listed

13 events — show timeline

• 2026-05-17 Price Changed $99,600 CTXMLS
• 2026-05-13 Price Changed $68,000 CTXMLS
• 2026-05-04 Price Changed $77,000 CTXMLS
• 2026-04-27 Price Changed $99,000 CTXMLS
• 2026-04-23 Price Changed $119,800 CTXMLS
• 2026-03-24 Listed $129,000 CTXMLS
• 2019-06-01 Delisted — CBMLS
• 2019-03-22 Price Changed $128,000 CBMLS
• 2019-01-04 Relisted — CBMLS
• 2018-12-03 Delisted — CBMLS
• 2018-05-30 Listed $115,000 CBMLS
• 2016-04-30 Listing Removed — CTXMLS
• 2015-10-23 Listed $68,500 CTXMLS

Property tax history

+6.6%/yr

Latest (2025): $2,791 · +4.0% YoY. Source: county tax records.