354 6th · Poteet, TX 78065

$49,999

2 bd · 1.0 ba · 864 sqft · SingleFamily · 39 Days on market

Built 1984 Poor condition 0.32 ac lot $58/sqft · 59% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to add value with light TLC. Move-in ready with solid bones, this home offers a comfortable start while you update over time. Located just blocks from the local school in Poteet, approx. 20 minutes south of San Antonio, providing small-town living with easy access to city amenities. Features a durable concrete foundation, full brick exterior, and spacious carport for covered parking and added flexibility. Ideal for first-time buyers or investors seeking upside potential. Property is being sold as-is; seller will make no repairs.

Key facts

• Full brick exterior
• Concrete foundation
• Spacious carport

Tags

• CONCRETE FOUNDATION
• FULL BRICK EXTERIOR
• SPACIOUS CARPORT
• BLOCKS FROM LOCAL SCHOOL
• EASY ACCESS TO CITY AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.3% vs local median 1.9% in Poteet — 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 (#716 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Poteet ISD (town): math 26% / reading 32% proficiency, ranked #656 of 826 in TX (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 134 active listings in the ZIP; 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Recommended offer $48,499 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.24% ✓
• Cap rate: 19.27%
• Cash-on-cash: 46.33%
• DSCR: 3.06
• GRM: 3.7

CMA / ARV

• ARV (median comp): $121,743
• List price: $49,999
• Delta: -58.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
347 N Fourth St	0.45mi	2/1.0	896 (+4%)	14mo	$149,999	$167	61
525 Avenue D	0.48mi	2/1.0	788 (-9%)	11mo	$105,000	$133	54
973 Avenue I	0.36mi	2/1.0	736 (-15%)	12mo	$144,900	$197	49
670 5th	0.61mi	2/3.0	828 (-4%)	11mo	$119,999	$145	48
149 Avenue G	0.50mi	2/1.0	992 (+15%)	24mo	$129,999	$131	32

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: 43.6%
• Equity multiple: 2.88×
• Total profit: $26,340
• Equity at exit: $7,455

10-year hold

• IRR: 49.6%
• Equity multiple: 5.81×
• Total profit: $67,332
• Equity at exit: $4,323

Cash invested: $14,000 (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 78065

• Home prices YoY: -11.1%
• Active inventory: 134
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $541

Break-even live

Break-even rent $437

Max offer price $49,999

Occupancy floor 47%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-12
   status Pending 552-char remark

   Show marketing remark (552 chars)

   Great opportunity to add value with light TLC. Move-in ready with solid bones, this home offers a comfortable start while you update over time. Located just blocks from the local school in Poteet, approx. 20 minutes south of San Antonio, providing small-town living with easy access to city amenities. Features a durable concrete foundation, full brick exterior, and spacious carport for covered parking and added flexibility. Ideal for first-time buyers or investors seeking upside potential. Property is being sold as-is; seller will make no repairs.

2. 2026-04-03
   listed $49,999 New 552-char remark

   Show marketing remark (552 chars)

   Great opportunity to add value with light TLC. Move-in ready with solid bones, this home offers a comfortable start while you update over time. Located just blocks from the local school in Poteet, approx. 20 minutes south of San Antonio, providing small-town living with easy access to city amenities. Features a durable concrete foundation, full brick exterior, and spacious carport for covered parking and added flexibility. Ideal for first-time buyers or investors seeking upside potential. Property is being sold as-is; seller will make no repairs.

ⓘ 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: $13,459
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$1,455
• Taxable income: $6,050
• Est. tax owed @ 24.0%: −$1,452
• After-tax cash flow: $5,034/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

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including major work on the roof, exterior siding, and flooring. Painting and cleaning will significantly improve its appearance and functionality, making it more attractive for both resale and rental.

Repairs flagged

• Major roof — Significant wear and tear
• Major exterior siding — Weathered and in need of repair
• Major flooring — Concrete flooring in poor condition
• Major interior walls/paint — Painted walls appear dirty and in need of cleaning
• Major bathroom — Cluttered and in need of cleaning
• Major kitchen — Cluttered and in need of cleaning
• Major systems — No visible systems in good condition

Value-add opportunities

• Both Painting and cleaning — Improves appearance and functionality
• Both Flooring replacement — Enhances comfort and aesthetics
• Both Roof repair — Ensures structural integrity and longevity
• Rental Bathroom cleaning — Improves hygiene and appeal
• Rental Kitchen cleaning — Improves hygiene and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and tear	Major	$15,000–50,000
exterior siding · Weathered and in need of repair	Major	$15,000–50,000
flooring · Concrete flooring in poor condition	Major	$15,000–50,000
interior walls/paint · Painted walls appear dirty and in need of cleaning	Major	$15,000–50,000
bathroom · Cluttered and in need of cleaning	Major	$15,000–50,000
kitchen · Cluttered and in need of cleaning	Major	$15,000–50,000
systems · No visible systems in good condition	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Painting and cleaning — Improves appearance and functionality ↑
• Both Flooring replacement — Enhances comfort and aesthetics ↑
• Both Roof repair — Ensures structural integrity and longevity ↑
• Rental Bathroom cleaning — Improves hygiene and appeal ↑
• Rental Kitchen cleaning — Improves hygiene and appeal ↑

ⓘ 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: Poteet ISD
• NCES district ID: 4835520
• Math proficiency: 26% ▼ -12.00%
• Reading proficiency: 32% ▼ -2.00%
• Median HH income: $40,570
• Composite: 24.45/100
• National rank: #7671
• State rank: #656 of 826 in TX

Livability — Poteet

• Score: 65/100
• State rank: #716
• US rank: #13366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poteet, TX
• Population (ZIP): 11,835

Population outlook (Atascosa County) Hauer SSP2

• Today (2025): 57,233 people
• By 2030: 61,729 · +7.9%
• By 2040: 71,122 · +24.3%
• By 2050: 80,906 · +41.4%
• By 2075: 106,134 · +85.4%
• By 2100: 122,415 · +113.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 31% White 17% Black 2%
• Hispanic origin (detail): Mexican 76%
• Common ancestry: Serbian 1% Lithuanian 1% Russian 1%
• Foreign-born: 8% · Canada
• Languages at home: 55% English-only · Spanish 43% Arabic 1%

Political lean MEDSL · Atascosa

• 2024 margin: Solid R (+43.3) · D 27.9% · R 71.3%
• 2008→2024 swing: -32.8pp toward R · 2008: -10.5pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+34.0 2016: R+29.1 2012: R+18.3 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.44%
• Current HPI: 195.9214
• 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 events — show timeline

• 2026-05-12 Pending — LERA
• 2026-04-03 Listed $49,999 LERA