86 Fm 478 · Floresville, TX 78114

$140,000

3 bd · 2.0 ba · 1,413 sqft · SingleFamily public records · 107 Days on market

Built 1948 1.04 ac lot $99/sqft · 53% below area

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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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +6.7/10.0
• Schools +5.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on a 1.04-acre lot, this 1948 stone-exterior home offers the perfect canvas for someone looking to trade the city rush for some Texas elbow room. With over 1,400 square feet of living space, the home features a classic layout including three bedrooms, two baths, and original character that is ready for a modern revival. The interior features a mix of wood and concrete flooring, providing a solid starting point for a custom renovation. Whether you're looking to restore the vintage charm of the 1940s or create a contemporary farmhouse retreat, the bones of this home are ready for a transformation. Outside, the expansive lot offers plenty of space for gardening, livestock, or additional outbuildings, complemented by an existing detached garage. Located in the school's of Poth ISD and just a short drive from the heart of Floresville, this property combines rural peace with convenient access to local amenities. This is a rare opportunity to secure significant acreage at an accessible price point and build equity through your own personal touch. Sold as-is. Schedule your showing today to explore the possibilities!

Key facts

• 1.04 acre lot
• Garage
• Built 1948

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.0% in Floresville — 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 65/100 on livability (#681 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, health & safety D+, amenities F.
• Poth ISD (rural): math 68% / reading 67% proficiency, ranked #26 of 826 in TX (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 302 active listings in the ZIP; solid renter incomes; 135 units permitted in Wilson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wilson County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y 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 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.14%
• DSCR: 1.32
• GRM: 7.1

CMA / ARV

• ARV (median comp): $295,795
• List price: $140,000
• Delta: -52.67%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-7,744
• Equity at exit: $20,874

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $12,726
• Equity at exit: $12,105

Cash invested: $39,200 (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 78114

• Home prices YoY: -27.3%
• Active inventory: 302
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,638 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$268 /mo · $3,220/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $233

Break-even live

Break-even rent $1,343

Max offer price $140,000

Occupancy floor 81%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-18
   days on market $140,000 Active 107 DOM
2. 2026-06-17
   days on market $140,000 Active 106 DOM
3. 2026-06-16
   days on market $140,000 Active 105 DOM
4. 2026-06-15
   days on market $140,000 Active 104 DOM
5. 2026-06-13
   days on market $140,000 Active 102 DOM
6. 2026-06-09
   days on market $140,000 Active 98 DOM
7. 2026-06-08
   days on market $140,000 Active 97 DOM
8. 2026-06-07
   statusdays on market $140,000 Active 96 DOM
9. 2026-06-04
   days on market $140,000 Back on Market 93 DOM
10. 2026-06-03
    days on market $140,000 Back on Market 92 DOM
11. 2026-06-02
    days on market $140,000 Back on Market 91 DOM
12. 2026-06-01
    days on market $140,000 Back on Market 90 DOM
13. 2026-05-31
    days on market $140,000 Back on Market 89 DOM
14. 2026-03-02
    listed $140,000 New 1137-char remark

    Show marketing remark (1137 chars)

    Situated on a 1.04-acre lot, this 1948 stone-exterior home offers the perfect canvas for someone looking to trade the city rush for some Texas elbow room. With over 1,400 square feet of living space, the home features a classic layout including three bedrooms, two baths, and original character that is ready for a modern revival. The interior features a mix of wood and concrete flooring, providing a solid starting point for a custom renovation. Whether you're looking to restore the vintage charm of the 1940s or create a contemporary farmhouse retreat, the bones of this home are ready for a transformation. Outside, the expansive lot offers plenty of space for gardening, livestock, or additional outbuildings, complemented by an existing detached garage. Located in the school's of Poth ISD and just a short drive from the heart of Floresville, this property combines rural peace with convenient access to local amenities. This is a rare opportunity to secure significant acreage at an accessible price point and build equity through your own personal touch. Sold as-is. Schedule your showing today to explore the possibilities!

15. 2023-06-20
    soldstatus
16. 2019-10-16
    soldstatus Sold 206-char remark

    Show marketing remark (206 chars)

    Adorable quaint house with country views. Roof is only 2 years old, new water heater and AC unit was installed. This house has been remodeled and is move in ready. Located within Poth ISD School District

17. 2019-10-08
    soldstatus
18. 2019-09-16
    historical Active Option 206-char remark

    Show marketing remark (206 chars)

    Adorable quaint house with country views. Roof is only 2 years old, new water heater and AC unit was installed. This house has been remodeled and is move in ready. Located within Poth ISD School District

19. 2019-08-03
    price $155,999 206-char remark

    Show marketing remark (206 chars)

    Adorable quaint house with country views. Roof is only 2 years old, new water heater and AC unit was installed. This house has been remodeled and is move in ready. Located within Poth ISD School District

20. 2019-07-05
    price $158,000 206-char remark

    Show marketing remark (206 chars)

    Adorable quaint house with country views. Roof is only 2 years old, new water heater and AC unit was installed. This house has been remodeled and is move in ready. Located within Poth ISD School District

21. 2019-06-30
    status Back on Market 206-char remark

    Show marketing remark (206 chars)

    Adorable quaint house with country views. Roof is only 2 years old, new water heater and AC unit was installed. This house has been remodeled and is move in ready. Located within Poth ISD School District

22. 2019-06-24
    historical Active Option 206-char remark

    Show marketing remark (206 chars)

    Adorable quaint house with country views. Roof is only 2 years old, new water heater and AC unit was installed. This house has been remodeled and is move in ready. Located within Poth ISD School District

23. 2019-06-06
    listed $159,999 New 206-char remark

    Show marketing remark (206 chars)

    Adorable quaint house with country views. Roof is only 2 years old, new water heater and AC unit was installed. This house has been remodeled and is move in ready. Located within Poth ISD School District

24. 2018-01-22
    historical
25. 2018-01-03
    status Back on Market
26. 2018-01-02
    historical
27. 2017-11-25
    status Back on Market
28. 2017-11-19
    historical Active Option
29. 2017-08-22
    price $148,500
30. 2017-07-06
    status Back on Market
31. 2017-06-24
    historical Active Option
32. 2017-04-06
    price $149,900
33. 2017-03-13
    listed $160,000 New
34. 2007-04-10
    soldstatus
35. 2007-04-02
    soldstatus
36. 2007-01-31
    listed $77,500

ⓘ 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: $3,220 · $268/mo
• Projected year-2 tax: $3,220 · $268/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 ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $19,659
• − Mortgage interest: −$7,842
• − Property taxes: −$3,220
• − Insurance: −$700
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$4,073
• Taxable income: $678
• Est. tax owed @ 24.0%: −$163
• After-tax cash flow: $2,637/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: Poth ISD
• NCES district ID: 4835550
• Math proficiency: 68% ▼ -1.00%
• Reading proficiency: 67% ▲ 1.00%
• Median HH income: $60,291
• Composite: 58.29/100
• National rank: #1017
• State rank: #26 of 826 in TX

Livability — Floresville

• Score: 65/100
• State rank: #681
• US rank: #12747

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wilson County · 24,283 people
• City population: 24,283
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 24,283
• Household income: $88,087
• Rent vs Own: 16.6% rent · 83.4% own
• Severe rent burden: 400.0

Population outlook (Wilson County) Hauer SSP2

• Today (2025): 58,434 people
• By 2030: 63,912 · +9.4%
• By 2040: 74,704 · +27.8%
• By 2050: 85,024 · +45.5%
• By 2075: 111,025 · +90.0%
• By 2100: 126,692 · +116.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (51%)
• Race & ethnicity: Hispanic / Latino 51% White 44% Two or more races 23% Black 2%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Romanian 6% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 71% English-only · Spanish 27% Russian/Polish/Slavic 1%

Political lean MEDSL · Wilson

• 2024 margin: Solid R (+53.7) · D 22.9% · R 76.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -33.9pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+48.4 2016: R+47.8 2012: R+43.0 2008: R+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.16%
• Current HPI: 210.9474
• Rent YoY: —
• Metro: San Antonio-New Braunfels, TX
• 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

+80.6% since first listed

23 events — show timeline

• 2026-03-02 Listed $140,000 LERA
• 2023-06-20 Sold (Public Records) — Public Records
• 2019-10-16 Sold (MLS) — LERA
• 2019-10-08 Sold (Public Records) — Public Records
• 2019-09-16 Contingent — LERA
• 2019-08-03 Price Changed $155,999 LERA
• 2019-07-05 Price Changed $158,000 LERA
• 2019-06-30 Relisted — LERA
• 2019-06-24 Contingent — LERA
• 2019-06-06 Listed $159,999 LERA
• 2018-01-22 Listing Removed — LERA
• 2018-01-03 Relisted — LERA
• 2018-01-02 Listing Removed — LERA
• 2017-11-25 Relisted — LERA
• 2017-11-19 Contingent — LERA
• 2017-08-22 Price Changed $148,500 LERA
• 2017-07-06 Relisted — LERA
• 2017-06-24 Contingent — LERA
• 2017-04-06 Price Changed $149,900 LERA
• 2017-03-13 Listed $160,000 LERA
• 2007-04-10 Sold (Public Records) — Public Records
• 2007-04-02 Sold (MLS) — LERA
• 2007-01-31 Listed $77,500 LERA

Property tax history

+7.6%/yr

Latest (2025): $3,220 · -0.0% YoY. Source: county tax records.