220 Irene St · Sandia, TX 78383

$159,900

3 bd · 1.0 ba · 1,151 sqft · SingleFamily public records · 22 Days on market

Built 1982 0.48 ac lot $139/sqft · 15% below area Est $188k · 15% 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 +17.4/30.0
• ARV discount +14.2/15.0
• DSCR +5.4/10.0
• Schools +4.2/10.0
• 1% rule +4.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in a well-established neighborhood, this home offers a fantastic opportunity for buyers looking to add their own touch. This three bedroom, two bath is spacious and provides a great canvas for customizing. Outside you will find plenty of space, with the lot measuring 21,000 square feet. Come see this property today.

Key facts

• 0.48 acre lot
• 2 garage spots
• Built 1982

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: 2-car garage; Concrete driveway/parking; 2 covered parking spaces
• Utilities: Well water; Septic available; Water service available; Electric service available
• Home design: Single-story home; Entry level: 1
• Construction: Wood siding exterior; Metal roof; Pillar/post/pier foundation; Built as single-story
• Exterior features: Chain link fencing; Subdivided lot

Interior

• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central Air conditioning
• Interior features: Tile flooring; No additional interior features listed
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/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 $143k (10.4% below list).
• Recommended offer: $143k (10.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#1,389 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Orange Grove ISD (rural): math 49% / reading 49% proficiency, ranked #196 of 826 in TX (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 118 active listings in the ZIP; 6 units permitted in Jim Wells County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Jim Wells County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,242 (10.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.18%
• DSCR: 1.14
• GRM: 9.3

CMA / ARV

• ARV (median comp): $187,915
• List price: $159,900
• Delta: -14.91%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.3%
• Equity multiple: 0.59×
• Total profit: $-18,386
• Equity at exit: $23,842

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-6,418
• Equity at exit: $13,825

Cash invested: $44,772 (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 78383

• Home prices YoY: -12.8%
• Active inventory: 118
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,432 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$108 /mo · $1,293/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $119

Break-even live

Break-even rent $1,282

Max offer price $159,900

Occupancy floor 87%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $159,900 Active 22 DOM
2. 2026-06-17
   days on market $159,900 Active 21 DOM
3. 2026-06-16
   days on market $159,900 Active 20 DOM
4. 2026-06-15
   days on market $159,900 Active 19 DOM
5. 2026-06-08
   days on market $159,900 Active 18 DOM
6. 2026-06-08
   days on market $159,900 Active 17 DOM
7. 2026-06-07
   days on market $159,900 Active 16 DOM
8. 2026-06-03
   days on market $159,900 Active 13 DOM
9. 2026-06-02
   days on market $159,900 Active 12 DOM
10. 2026-06-01
    days on market $159,900 Active 11 DOM
11. 2026-05-31
    days on market $159,900 Active 10 DOM
12. 2026-05-12
    status Pending 325-char remark
13. 2026-05-03
    historical 325-char remark
14. 2026-04-28
    listed $159,900 Active 325-char remark

ⓘ 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: $1,293 · $108/mo
• Projected year-2 tax: $2,926 · $244/mo
• Expected delta: +$1,633/yr (+$136/mo · 126.3%)

ⓘ 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 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $17,189
• − Mortgage interest: −$8,957
• − Property taxes: −$1,293
• − Insurance: −$800
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$4,652
• Taxable loss: −$1,262
• Est. tax savings @ 24.0%: +$303
• After-tax cash flow: $1,727/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: Orange Grove ISD
• NCES district ID: 4833720
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 49% ▲ 4.00%
• Median HH income: $49,348
• Composite: 41.9/100
• National rank: #3367
• State rank: #196 of 826 in TX

Livability — Sandia

• Score: 54/100
• State rank: #1389
• US rank: #23821

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sandia, TX
• Population (ZIP): 4,306

Population outlook (Jim Wells County) Hauer SSP2

• Today (2025): 43,325 people
• By 2030: 44,156 · +1.9%
• By 2040: 45,790 · +5.7%
• By 2050: 47,455 · +9.5%
• By 2075: 51,800 · +19.6%
• By 2100: 52,006 · +20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 51% Hispanic / Latino 40% Two or more races 17% Black 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 80% English-only · Spanish 19% Other Asian/Pacific 1%

Political lean MEDSL · Jim Wells

• 2024 margin: R (+15.5) · D 42.0% · R 57.5%
• 2008→2024 swing: -31.6pp toward R · 2008: 16.1pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+9.8 2016: D+10.3 2012: D+17.0 2008: D+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.06%
• Current HPI: 178.3727
• 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

+0.0% since first listed

6 events — show timeline

• 2026-06-14 Listed $159,900 CBMLS
• 2026-06-08 Delisted — CBMLS
• 2026-05-25 Relisted — CBMLS
• 2026-05-12 Pending — CBMLS
• 2026-05-03 Delisted — CBMLS
• 2026-04-28 Listed $159,900 CBMLS

Property tax history

+6.3%/yr

Latest (2025): $1,293 · -0.2% YoY. Source: county tax records.