12026 Pressing Pass · Somerset, TX 78073

$190,999

4 bd · 2.0 ba · 1,483 sqft · SingleFamily · 115 Days on market

Built 2024 4,791 sqft lot Est $205k · 7% under $85/mo HOA · 5% of rent ↓ 15% since listing

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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 +15.1/30.0
• ARV discount +10.5/15.0
• Appreciation +6.3/10.0
• 1% rule +4.7/10.0
• DSCR +4.6/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

The Hoffman - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms just off the main living areas. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Open floorplan
• En-suite bathroom

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• THREE SECONDARY BEDROOMS

Property features AI

Finance

• Financial info: Down payment resources available
• HOA & community: Mandatory HOA; HOA fee approximately $85.67 per month; Association transfer fee $450; Neighborhood amenities: other (see remarks)

Exterior

• Utilities: Water system; Sewer system
• Home design: Single-family home (new construction, approx. 1 year old); Cement fiber exterior; Slab foundation; Composition roof; Subdivision: Valle Sol
• Construction: Built by Lennar; New construction
• Exterior features: Privacy fence

Interior

• Kitchen: Kitchen dimensions: 14 x 10; Stove/Range; Dishwasher
• Bedrooms: Master bedroom on lower level with walk-in closet and full bath; Bedroom 2: 10 x 10; Bedroom 3: 10 x 10; Bedroom 4: 11 x 10; Master bedroom dimensions: 11 x 13
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bath: shower only
• Heating & cooling: Central heating; Electric and natural gas heating options; Central air conditioning
• Interior features: Open floor plan; Breakfast bar; Cable TV available; Utility room inside; 1 living area; All bedrooms downstairs; Laundry on main level; Walk-in closets
• Laundry & utility: Washer connection; Dryer connection; Laundry located on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $191k.

Deal economics

• At list price, monthly cash flow is $62 ($749/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 $186k (2.7% below list).
• Recommended offer: $174k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#639 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Somerset ISD (rural): math 41% / reading 39% proficiency, ranked #417 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 323 active listings in the ZIP; 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.6% local appreciation)).
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.97% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $204,654
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5919 Consider Trl	0.00mi	3/2.0 (-1)	1,402 (-6%)	1mo	$194,999	$139	85
12107 Kneeling Path	0.00mi	3/2.0 (-1)	1,402 (-6%)	2mo	$192,999	$138	84
6043 Skipping Way	0.00mi	3/2.0 (-1)	1,354 (-9%)	1mo	$184,999	$137	80
12010 Pressing Pass	0.00mi	3/2.0 (-1)	1,354 (-9%)	1mo	$184,999	$137	80
12030 Pressing Pass	0.00mi	3/2.0 (-1)	1,354 (-9%)	1mo	$184,999	$137	80
6027 Skipping Way	0.00mi	3/2.0 (-1)	1,354 (-9%)	1mo	$192,999	$143	79
12018 Listening Pass	0.00mi	3/2.0 (-1)	1,657 (+12%)	1mo	$234,999	$142	75
12006 Listening Pass	0.00mi	3/2.0 (-1)	1,657 (+12%)	1mo	$245,999	$148	74
6031 Skipping Way	0.00mi	4/2.5	1,692 (+14%)	1mo	$222,999	$132	74
6007 Skipping Way	0.00mi	4/2.5	1,692 (+14%)	2mo	$206,999	$122	73
12022 Pressing Pass	0.00mi	4/2.5	1,692 (+14%)	2mo	$215,999	$128	73
12103 Kneeling Path	0.00mi	3/2.0 (-1)	1,266 (-15%)	2mo	$184,999	$146	69

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.43×
• Total profit: $23,064
• Equity at exit: $81,624

10-year hold

• IRR: 10.6%
• Equity multiple: 2.53×
• Total profit: $81,729
• Equity at exit: $122,577

Cash invested: $53,480 (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 78073

• Home prices YoY: 0.9%
• Active inventory: 323
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,857 medium
• Mortgage (P&I): −$1,002
• Tax est. 1.5%: −$239 /mo · $2,865/yr
• Insurance: −$80
• HOA: −$85
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $62

Break-even live

Break-even rent $1,778

Max offer price $190,999

Occupancy floor 92%

Sensitivity live

Price	-10% $194	-5% $128	+0% $62	+5% $-4	+10% $-70
Rent	-10% $-84	-5% $-11	+0% $62	+5% $136	+10% $209
Rate	-1.0pp $159	-0.5pp $111	base $62	+0.5pp $13	+1.0pp $-37

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: $47,750
• Closing costs: $5,730
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $85 · $1,020/yr

Listing history 15 events

1. 2026-05-07
   status Pending
2. 2026-04-30
   price $190,999
3. 2026-04-28
   price $200,999
4. 2026-04-17
   price $202,999
5. 2026-04-09
   price $204,999
6. 2026-04-07
   price $205,999
7. 2026-04-07
   price $225,999
8. 2026-04-06
   status Back on Market
9. 2026-04-03
   status Pending
10. 2026-03-31
    price $201,999
11. 2026-03-28
    price $203,999
12. 2026-03-25
    price $209,999
13. 2026-03-23
    status Back on Market
14. 2026-03-10
    status Pending
15. 2025-12-26
    listed $225,999 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 4 d/yr ≥109°F today · 11 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: $22,290
• − Mortgage interest: −$10,699
• − Property taxes: −$2,865
• − Insurance: −$955
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − HOA: −$1,020
• − Depreciation: −$5,556
• Taxable loss: −$2,372
• Est. tax savings @ 24.0%: +$569
• After-tax cash flow: $1,319/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: Somerset ISD
• NCES district ID: 4840740
• Math proficiency: 41% ▬ 0.00%
• Reading proficiency: 39% ▲ 4.00%
• Median HH income: $44,712
• Composite: 34.01/100
• National rank: #5315
• State rank: #417 of 826 in TX

Livability — Somerset

• Score: 66/100
• State rank: #639
• US rank: #12187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,510

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 (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 33% White 16%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 12% · Canada
• Languages at home: 51% English-only · Spanish 48% German/W. Germanic 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: ▲ 2.60%
• Current HPI: 289.1266
• 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

-15.5% since first listed

15 events — show timeline

• 2026-05-07 Pending — LERA
• 2026-04-30 Price Changed $190,999 LERA
• 2026-04-28 Price Changed $200,999 LERA
• 2026-04-17 Price Changed $202,999 LERA
• 2026-04-09 Price Changed $204,999 LERA
• 2026-04-07 Price Changed $205,999 LERA
• 2026-04-07 Price Changed $225,999 LERA
• 2026-04-06 Relisted — LERA
• 2026-04-03 Pending — LERA
• 2026-03-31 Price Changed $201,999 LERA
• 2026-03-28 Price Changed $203,999 LERA
• 2026-03-25 Price Changed $209,999 LERA
• 2026-03-23 Relisted — LERA
• 2026-03-10 Pending — LERA
• 2025-12-26 Listed $225,999 LERA