522 Avenue B · Poteet, TX 78065

$79,000

3 bd · 1.0 ba · 1,015 sqft · SingleFamily public records · 155 Days on market

Built 1950 7,405 sqft lot $78/sqft · 37% below area Est $125k · 37% under ↓ 54% 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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• 1% rule +6.7/10.0
• DSCR +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home in nice neighborhood. Large back yard. There is a one car garage that has 2 storage units but also has a long carport to fit 3 cars. It is a three bedroom with one bathroom home in need of updates and some repairs. Price below Atascosa appraisal district value. Good opportunity for investors for fix and flip or as a rental.

Key facts

• One car garage
• Nice neighborhood
• Large back yard

Tags

• LARGE BACK YARD
• ONE CAR GARAGE
• LONG CARPORT
• STORAGE UNITS
• NICE NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $7 ($86/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($926 rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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; 1 comparable units currently listed for rent nearby; 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 $546 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.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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

• Watch-outs: property tax is 4.2% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.17% ✓
• Cap rate: 6.40%
• Cash-on-cash: 0.39%
• DSCR: 1.02
• GRM: 7.1

CMA / ARV

• ARV (median comp): $125,185
• List price: $79,000
• Delta: -36.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
762 Avenue F	0.57mi	2/1.0 (-1)	1,080 (+6%)	1mo	$185,000	$171	57
578 Avenue G	0.49mi	3/1.0	1,050 (+3%)	20mo	$155,000	$148	54
149 Avenue G	0.41mi	2/1.0 (-1)	992 (-2%)	24mo	$129,999	$131	52
307 Ave F	0.34mi	3/2.0	1,128 (+11%)	12mo	$199,999	$177	51
347 N Fourth St	0.32mi	2/1.0 (-1)	896 (-12%)	14mo	$149,999	$167	49
186 Avenue G	0.39mi	2/1.0 (-1)	1,118 (+10%)	24mo	$90,000	$81	40

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-12,221
• Equity at exit: $11,779

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-9,552
• Equity at exit: $6,830

Cash invested: $22,120 (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: 7.1×

Monthly cashflow live

• Estimated rent: $926 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$277 /mo · $3,326/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $7

Break-even live

Break-even rent $917

Max offer price $79,000

Occupancy floor 94%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10133 Texas 16 Unit 7105 Poteet, TX	2.0	2.0	950	$926	$0.97	44d	1	1.16mi

Listing history 26 events

1. 2026-06-18
   days on market $79,000 Active 155 DOM
2. 2026-06-17
   days on market $79,000 Active 154 DOM
3. 2026-06-16
   days on market $79,000 Active 153 DOM
4. 2026-06-15
   days on market $79,000 Active 152 DOM
5. 2026-06-15
   days on market $79,000 Active 151 DOM
6. 2026-06-13
   days on market $79,000 Active 150 DOM
7. 2026-06-12
   days on market $79,000 Active 149 DOM
8. 2026-06-09
   days on market $79,000 Active 146 DOM
9. 2026-06-08
   days on market $79,000 Active 145 DOM
10. 2026-06-08
    days on market $79,000 Active 144 DOM
11. 2026-06-07
    days on market $79,000 Active 143 DOM
12. 2026-06-03
    days on market $79,000 Active 140 DOM
13. 2026-06-02
    days on market $79,000 Active 139 DOM
14. 2026-06-01
    days on market $79,000 Active 138 DOM
15. 2026-05-31
    days on market $79,000 Active 137 DOM
16. 2026-01-14
    listed $79,000 New 344-char remark

    Show marketing remark (344 chars)

    Charming home in nice neighborhood. Large back yard. There is a one car garage that has 2 storage units but also has a long carport to fit 3 cars. It is a three bedroom with one bathroom home in need of updates and some repairs. Price below Atascosa appraisal district value. Good opportunity for investors for fix and flip or as a rental.

17. 2025-09-30
    historical
18. 2025-09-17
    status Back on Market
19. 2025-09-11
    historical Active Option
20. 2025-06-18
    status Back on Market
21. 2025-06-04
    historical Active Option
22. 2025-04-18
    price $130,000
23. 2025-01-18
    price $140,000
24. 2024-12-04
    price $150,000
25. 2024-11-14
    listed $170,000 New
26. 2021-12-03
    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: $3,326 · $277/mo
• Projected year-2 tax: $3,326 · $277/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 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: $11,112
• − Mortgage interest: −$4,425
• − Property taxes: −$3,326
• − Insurance: −$395
• − Repairs & maintenance: −$889
• − Management: −$889
• − Depreciation: −$2,298
• Taxable loss: −$1,110
• Est. tax savings @ 24.0%: +$266
• After-tax cash flow: $353/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: 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

-53.5% since first listed

11 events — show timeline

• 2026-01-14 Listed $79,000 LERA
• 2025-09-30 Listing Removed — LERA
• 2025-09-17 Relisted — LERA
• 2025-09-11 Contingent — LERA
• 2025-06-18 Relisted — LERA
• 2025-06-04 Contingent — LERA
• 2025-04-18 Price Changed $130,000 LERA
• 2025-01-18 Price Changed $140,000 LERA
• 2024-12-04 Price Changed $150,000 LERA
• 2024-11-14 Listed $170,000 LERA
• 2021-12-03 Sold (Public Records) — Public Records

Property tax history

+8.3%/yr

Latest (2025): $3,326 · +7.7% YoY. Source: county tax records.