741 Julia Dr · Comfort, TX 78013-2030

$259,000

2 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 1224 Days on market

Built 1971 0.41 ac lot $200/sqft · 37% below area Est $409k · 37% under ↓ 7% since listing

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +7.7/30.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.4/10.0

Listing remarks

Unrestricted!! Enjoy beautiful sunsets from your back porch at this property located in the charming town of Comfort, Texas. This hidden gem in the hill country is located just down the road from the elementary and middle school, a 3 minute drive to downtown Comfort and out of the flood zone. Tons of shopping, dining, and recreation nearby makes this home's location very sought after. Fully fenced yard with RV hook ups make it easy for guests or a rental opportunity to make passive income. The property is unrestricted and doesn't have an HOA. The current home needs a little TLC and can be redone to your liking, removed to build your dream home, or turned into a cash flow investment. Your op

Key facts

• 0.41 acre lot
• Built 1971
• Listed 1224 days

Property features AI

Finance

• Financial info: Down payment resources available
• HOA & community: Located in the Manor Park subdivision

Exterior

• Utilities: City water; City sewer; Electric service
• Home design: Pre-owned single-family property; Approximate age: 52 years
• Construction: Aluminum exterior; Metal roof; Other foundation (see remarks)
• Exterior features: Covered patio; Storage building / shed; Mature trees; Cross-fenced

Interior

• Kitchen: Eat-in kitchen (12 x 16); Self-cleaning oven; Stove/Range; Dishwasher
• Bedrooms: Master bedroom with walk-in closet and ceiling fan (15 x 12); Second bedroom (12 x 12)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Eat-in kitchen; Some window coverings remain; Laundry on main level; Washer and dryer connections; Self-cleaning oven; Stove/Range; Dishwasher; Walk-in closets; 1 living area
• Laundry & utility: Washer and dryer connections; Laundry room on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $259k.

Deal economics

• At list price, monthly cash flow is $-300 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (20.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (36.3% below list).
• Recommended offer: $165k (36.3% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 1.8% in Comfort — 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 64/100 on livability (#815 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment C-, amenities F, commute F.
• Comfort ISD (town): math 28% / reading 41% proficiency, ranked #502 of 826 in TX (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Comfort El (math 28% / reading 40%, grade F, #2,149 of 4,322 statewide, top 50%, 497 students, 65% FRL); Comfort Middle (math 20% / reading 37%, grade F, #1,122 of 1,662 statewide, top 69%, 243 students, 54% FRL); Comfort H S (math 57% / reading 57%, grade C, #333 of 1,632 statewide, top 22%, 364 students, 44% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 517 units permitted in Kendall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• Kendall County population projected at +76% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 1224 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; moderate 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 $165,000 (36.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 1224 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.96%
• DSCR: 0.78
• GRM: 13.1

CMA / ARV

• ARV (median comp): $408,938
• List price: $259,000
• Delta: -36.67%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.9%
• Equity multiple: 1.17×
• Total profit: $12,022
• Equity at exit: $116,458

10-year hold

• IRR: 6.3%
• Equity multiple: 1.96×
• Total profit: $69,466
• Equity at exit: $179,475

Cash invested: $72,520 (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 78013-2030

• Active inventory: 1
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$137 /mo · $1,645/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-300

Break-even live

Break-even rent $2,029

Max offer price $206,055

Occupancy floor —

Sensitivity live

Price	-10% $-153	-5% $-226	+0% $-300	+5% $-373	+10% $-446
Rent	-10% $-430	-5% $-365	+0% $-300	+5% $-235	+10% $-169
Rate	-1.0pp $-169	-0.5pp $-234	base $-300	+0.5pp $-367	+1.0pp $-435

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
823 N Creek Rd Comfort, TX	1.0–2.0	1.0–2.0	850	$1,650	$1.94	0d	15	0.32mi

Listing history 18 events

1. 2026-06-21
   days on market $259,000 Active 1224 DOM
2. 2026-06-18
   days on market $259,000 Active 1221 DOM
3. 2026-06-17
   days on market $259,000 Active 1220 DOM
4. 2026-06-16
   days on market $259,000 Active 1219 DOM
5. 2026-06-15
   days on market $259,000 Active 1218 DOM
6. 2026-06-13
   days on market $259,000 Active 1216 DOM
7. 2026-06-13
   days on market $259,000 Active 1215 DOM
8. 2026-06-09
   days on market $259,000 Active 1212 DOM
9. 2026-06-08
   days on market $259,000 Active 1211 DOM
10. 2026-06-07
    days on market $259,000 Active 1210 DOM
11. 2026-06-04
    days on market $259,000 Active 1207 DOM
12. 2026-06-03
    days on market $259,000 Active 1206 DOM
13. 2026-06-02
    days on market $259,000 Active 1205 DOM
14. 2026-06-01
    days on market $259,000 Active 1204 DOM
15. 2026-05-31
    days on market $259,000 Active 1203 DOM
16. 2023-03-25
    price $259,000
17. 2023-02-13
    listed $279,000 New
18. 2018-05-31
    soldstatus

ⓘ 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: $1,645 · $137/mo
• Projected year-2 tax: $4,740 · $395/mo
• Expected delta: +$3,095/yr (+$258/mo · 188.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $19,800
• − Mortgage interest: −$14,508
• − Property taxes: −$1,645
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$7,535
• Taxable loss: −$8,350
• Est. tax savings @ 24.0%: +$2,004
• After-tax cash flow: $-1,592/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: Comfort ISD
• NCES district ID: 4814790
• Math proficiency: 28% ▼ -20.00%
• Reading proficiency: 41% ▼ -3.00%
• Median HH income: $56,484
• Composite: 30.51/100
• National rank: #6214
• State rank: #502 of 826 in TX

Livability — Comfort

• Score: 64/100
• State rank: #815
• US rank: #14786

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

• Census place: Comfort, TX

Population outlook (Kendall County) Hauer SSP2

• Today (2025): 56,273 people
• By 2030: 64,578 · +14.8%
• By 2040: 81,624 · +45.1%
• By 2050: 99,180 · +76.2%
• By 2075: 144,012 · +155.9%
• By 2100: 177,185 · +214.9%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-7.2% since first listed

3 events — show timeline

• 2023-03-25 Price Changed $259,000 LERA
• 2023-02-13 Listed $279,000 LERA
• 2018-05-31 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,645 · -1.7% YoY. Source: county tax records.