838 Medina St · Eagle Pass, TX 78852

$118,000

5 bd · 1.0 ba · 1,848 sqft · SingleFamily public records · 13 Days on market

Built 1980 7,496 sqft lot $64/sqft · 70% below area

---

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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Three bedroom, two bath home with living, kitchen, dining, and utility rooms. Additional structure on the property has 2 bedrooms, bath and kitchen. Property requires TLC. Lot size is approximately 50' x 150'. Great opportunity for the handyman or investor!; Original MLS#: 81224; Age Range: 41-50 Yrs; Appraisal District ID: 14184; Apx Bsmt SqFt: 0; Apx Lot Size SqFt: 7500.00; Living Room: Separate; Qualify: No

Key facts

• 7,496 sq ft lot
• Built 1980
• Listed 12 days

Property features AI

Finance

• Other: Square footage source: Appraisal District
• Financial info: Down payment assistance not indicated

Exterior

• Home design: Brick exterior
• Construction: Composition roof; Slab foundation
• Exterior features: Paved street

Interior

• Bathrooms: 3 full bathrooms
• Interior features: Living area; Separate dining room

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Cap rate 10.2% vs local median 3.4% in Eagle Pass — 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 73/100 on livability (#227 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, schools D, commute F.
• Eagle Pass ISD (town): math 15% / reading 28% proficiency, ranked #774 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 462 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 66 units permitted in Maverick County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $816 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Maverick County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 27% 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 $118,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.30% ✓
• Cap rate: 10.21%
• Cash-on-cash: 14.00%
• DSCR: 1.62
• GRM: 6.4

CMA / ARV

• ARV (median comp): $498,228
• List price: $118,000
• Delta: -76.32%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2721 Kash Dr Unit N/A	0.64mi	4/2.5 (-1)	1,856 (+0%)	5mo	$405,000	$218	54
2717 Kash Dr	0.64mi	4/2.5 (-1)	1,899 (+3%)	3mo	$417,000	$220	52
1280 Kennor Dr	0.67mi	5/2.0	1,990 (+8%)	11mo	$189,900	$95	43
982 N Ceylon St	0.41mi	4/3.0 (-1)	2,073 (+12%)	12mo	$350,000	$169	38
1212 Meadow Briar	0.74mi	4/2.0 (-1)	1,692 (-8%)	9mo	$185,000	$109	35
2729 Kash Dr	0.64mi	4/2.5 (-1)	2,059 (+11%)	10mo	$411,000	$200	31

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: 4.3%
• Equity multiple: 1.17×
• Total profit: $5,455
• Equity at exit: $17,594

10-year hold

• IRR: 13.8%
• Equity multiple: 2.10×
• Total profit: $36,477
• Equity at exit: $10,202

Cash invested: $33,040 (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 78852

• Home prices YoY: -27.5%
• Active inventory: 462
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,533 medium
• Mortgage (P&I): −$619
• Tax from tax record: −$158 /mo · $1,891/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $385

Break-even live

Break-even rent $1,045

Max offer price $118,000

Occupancy floor 70%

Sensitivity live

Price	-10% $452	-5% $419	+0% $385	+5% $352	+10% $319
Rent	-10% $264	-5% $325	+0% $385	+5% $446	+10% $506
Rate	-1.0pp $445	-0.5pp $415	base $385	+0.5pp $355	+1.0pp $324

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
889 Tampico Cir Eagle Pass, TX	4.0	2.0	1495	$1,400	$0.94	44d	1	0.90mi

Listing history 20 events

1. 2026-06-21
   days on market $118,000 Active 13 DOM
2. 2026-06-19
   days on market $118,000 Active 11 DOM
3. 2026-06-18
   days on market $118,000 Active 10 DOM
4. 2026-06-17
   days on market $118,000 Active 9 DOM
5. 2026-06-16
   days on market $118,000 Active 8 DOM
6. 2026-06-15
   days on market $118,000 Active 7 DOM
7. 2026-06-14
   days on market $118,000 Active 5 DOM
8. 2026-06-13
   days on market $118,000 Active 4 DOM
9. 2026-06-10
   days on market $118,000 Active 2 DOM
10. 2026-06-09
    remarks 413-char remark
11. 2026-06-09
    days on marketlisting id $118,000 Active 1 DOM
12. 2026-06-08
    days on market $118,000 Active 400 DOM
13. 2026-06-07
    days on market $118,000 Active 399 DOM
14. 2026-06-05
    days on market $118,000 Active 396 DOM
15. 2026-06-02
    days on market $118,000 Active 394 DOM
16. 2026-06-01
    days on market $118,000 Active 393 DOM
17. 2026-05-31
    days on market $118,000 Active 392 DOM
18. 2026-05-30
    days on market $118,000 Active 391 DOM
19. 2025-11-04
    status Active 257-char remark
20. 2025-05-02
    listed $118,000 Active 257-char remark

ⓘ 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: $1,891 · $158/mo
• Projected year-2 tax: $2,159 · $180/mo
• Expected delta: +$269/yr (+$22/mo · 14.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $18,394
• − Mortgage interest: −$6,610
• − Property taxes: −$1,891
• − Insurance: −$590
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$3,433
• Taxable income: $2,928
• Est. tax owed @ 24.0%: −$703
• After-tax cash flow: $3,922/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: Eagle Pass ISD
• NCES district ID: 4817730
• Math proficiency: 15% ▼ -41.00%
• Reading proficiency: 28% ▼ -18.00%
• Median HH income: $32,967
• Composite: 17.48/100
• National rank: #9057
• State rank: #774 of 826 in TX

Livability — Eagle Pass

• Score: 73/100
• State rank: #227
• US rank: #5530

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle Pass, TX
• County: Maverick County · 57,434 people
• City population: 57,434
• Metro: Eagle Pass, TX
• Population (ZIP): 57,434
• Household income: $49,954
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 822.0

Population outlook (Maverick County) Hauer SSP2

• Today (2025): 62,919 people
• By 2030: 65,440 · +4.0%
• By 2040: 70,229 · +11.6%
• By 2050: 74,218 · +18.0%
• By 2075: 80,765 · +28.4%
• By 2100: 76,268 · +21.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 53% White 3% Native American 2%
• Hispanic origin (detail): Mexican 91% Puerto Rican 1%
• Foreign-born: 30% · Canada
• Languages at home: 11% English-only · Spanish 88%

Political lean MEDSL · Maverick

• 2024 margin: R (+18.5) · D 40.5% · R 59.0%
• 2008→2024 swing: -75.5pp toward R · 2008: 57.0pp · 2024: -18.5pp
• All cycles: 2024: R+18.5 2020: D+9.4 2016: D+55.8 2012: D+58.0 2008: D+57.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.62%
• Current HPI: 172.9298
• Rent YoY: —
• Metro: Eagle Pass, TX
• 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

• 2025-05-01 Listed $118,000 LERA

Property tax history

+2.7%/yr

Latest (2025): $1,891 · +8.6% YoY. Source: county tax records.