1116 Esperanza St · Rancho Chico, TX 78387

$39,999

2 bd · 1.0 ba · 598 sqft · SingleFamily public records · 189 Days on market

Built 1940 4,791 sqft lot $67/sqft · 39% below area Est $65k · 39% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIXER UPPER! We just listed this fixer upper that is only about 30 minutes from CORPUS CHRISTI BAY. This home is located in Sinton, Texas. It is being sold AS IS but has a lot of possibilities. This one-story property features two bedrooms, one bathroom, and a spacious 1,632 square feet of living space, providing ample room for creativity and imagination to flourish. Situated on a generous 11,325 square foot lot, the property offers abundant yard space, perfect for outdoor activities, gardening, and relaxation. The location is not that far from the Corpus Christi Bay! We also have another property in this area. We are also selling 826 Avenue C in Sinton, Texas. You can buy just one or get a PACKAGE DEAL on both properties for $79,999 and WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

Key facts

• Generous lot
• Abundant yard space
• 4,791 sq ft lot

Tags

• ABUNDANT YARD SPACE
• GENEROUS LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $61 ($734/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($918 rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,179 in TX) — a working-class tenant base; expect higher turnover. Strengths: employment A+, cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Sinton ISD (town): math 27% / reading 35% proficiency, ranked #601 of 826 in TX (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 160 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 344 units permitted in San Patricio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• San Patricio County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 2.29% ✓
• Cap rate: 20.92%
• Cash-on-cash: 52.26%
• DSCR: 3.33
• GRM: 3.6

CMA / ARV

• ARV (median comp): $65,416
• List price: $39,999
• Delta: -38.85%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-2,333
• Equity at exit: $5,964

10-year hold

• IRR: 4.8%
• Equity multiple: 1.36×
• Total profit: $4,009
• Equity at exit: $3,458

Cash invested: $11,200 (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 78387

• Active inventory: 160
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $918 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$11 /mo · $131/yr
• Insurance: −$17
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $61

Break-even live

Break-even rent $840

Max offer price $39,999

Occupancy floor 88%

Sensitivity live

Price	-10% $84	-5% $72	+0% $61	+5% $50	+10% $39
Rent	-10% $-11	-5% $25	+0% $61	+5% $97	+10% $134
Rate	-1.0pp $81	-0.5pp $71	base $61	+0.5pp $51	+1.0pp $40

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
924 Flores St Sinton, TX	1.0	1.0	700	$864	$1.23	44d	1	0.39mi
1201 E Sinton St Sinton, TX	1.0	1.0	608	$1,020	$1.68	14d	1	0.85mi

Listing history 17 events

1. 2026-06-21
   days on market $39,999 Active 189 DOM
2. 2026-06-18
   days on market $39,999 Active 187 DOM
3. 2026-06-17
   days on market $39,999 Active 186 DOM
4. 2026-06-16
   days on market $39,999 Active 185 DOM
5. 2026-06-15
   days on market $39,999 Active 184 DOM
6. 2026-06-15
   days on market $39,999 Active 183 DOM
7. 2026-06-13
   days on market $39,999 Active 182 DOM
8. 2026-06-12
   days on market $39,999 Active 181 DOM
9. 2026-06-09
   days on market $39,999 Active 178 DOM
10. 2026-06-08
    days on market $39,999 Active 177 DOM
11. 2026-06-08
    days on market $39,999 Active 176 DOM
12. 2026-06-05
    days on market $39,999 Active 174 DOM
13. 2026-06-03
    days on market $39,999 Active 172 DOM
14. 2026-06-02
    days on market $39,999 Active 171 DOM
15. 2026-06-01
    days on market $39,999 Active 170 DOM
16. 2026-05-31
    days on market $39,999 Active 169 DOM
17. 2025-12-13
    listed $39,999 Active 976-char remark

    Show marketing remark (976 chars)

    FIXER UPPER! We just listed this fixer upper that is only about 30 minutes from CORPUS CHRISTI BAY. This home is located in Sinton, Texas. It is being sold AS IS but has a lot of possibilities. This one-story property features two bedrooms, one bathroom, and a spacious 1,632 square feet of living space, providing ample room for creativity and imagination to flourish. Situated on a generous 11,325 square foot lot, the property offers abundant yard space, perfect for outdoor activities, gardening, and relaxation. The location is not that far from the Corpus Christi Bay! We also have another property in this area. We are also selling 826 Avenue C in Sinton, Texas. You can buy just one or get a PACKAGE DEAL on both properties for $79,999 and WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

ⓘ 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: $131 · $11/mo
• Projected year-2 tax: $732 · $61/mo
• Expected delta: +$601/yr (+$50/mo · 458.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 39% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 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: $11,014
• − Mortgage interest: −$2,241
• − Property taxes: −$131
• − Insurance: −$5,318
• − Repairs & maintenance: −$881
• − Management: −$881
• − Depreciation: −$1,164
• Taxable income: $398
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $639/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: Sinton ISD
• NCES district ID: 4840350
• Math proficiency: 27% ▼ -19.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $44,618
• Composite: 26.49/100
• National rank: #7208
• State rank: #601 of 826 in TX

Livability — Rancho Chico

• Score: 59/100
• State rank: #1179
• US rank: #20599

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Chico, TX
• Population (ZIP): 9,604

Population outlook (San Patricio County) Hauer SSP2

• Today (2025): 75,538 people
• By 2030: 79,575 · +5.3%
• By 2040: 87,670 · +16.1%
• By 2050: 96,107 · +27.2%
• By 2075: 117,984 · +56.2%
• By 2100: 130,010 · +72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (71%)
• Race & ethnicity: Hispanic / Latino 71% Two or more races 33% White 25% Black 2%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 62% English-only · Spanish 38%

Political lean MEDSL · San Patricio

• 2024 margin: Solid R (+36.4) · D 31.4% · R 67.8%
• 2008→2024 swing: -19.8pp toward R · 2008: -16.6pp · 2024: -36.4pp
• All cycles: 2024: R+36.4 2020: R+29.1 2016: R+24.1 2012: R+20.6 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.32%
• Current HPI: 149.9517
• 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

• 2025-12-13 Listed $39,999 HARMLS

Property tax history

-3.5%/yr

Latest (2025): $131 · -10.1% YoY. Source: county tax records.