201 E San Antonio Ave · Cooper, TX 75432

$45,000

3 bd · 1.0 ba · 1,442 sqft · SingleFamily public records · 70 Days on market

Built 1900 8,930 sqft lot $31/sqft · 62% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Three-bedroom, two-bath home on a nice corner lot. Ready for your ideas! This is a Fannie Mae property. Fannie Mae's First Look period for owner occupants only expires 5-7-26.

Key facts

• 8,930 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.2% vs local median 3.6% in Cooper — 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 54/100 on livability (#1,394 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D+, amenities F, commute F.
• Cooper ISD (rural): math 31% / reading 42% proficiency, ranked #497 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 93 active listings in the ZIP; 7 units permitted in Delta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($311 loan paydown + $3k appreciation (6.6% local appreciation)).
• Delta County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $20k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $42,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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?
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: 2.49% ✓
• Cap rate: 19.22%
• Cash-on-cash: 46.15%
• DSCR: 3.05
• GRM: 3.3

CMA / ARV

• ARV (median comp): $143,896
• List price: $45,000
• Delta: -68.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1111 SE First St	0.34mi	3/2.0	1,466 (+2%)	7mo	$234,900	$160	72
700 SE 7th St	0.24mi	2/2.0 (-1)	1,486 (+3%)	16mo	$175,000	$118	62
1020 S Lake St	0.65mi	3/2.0	1,466 (+2%)	2mo	$224,800	$153	61
447 W Terrel St	0.36mi	3/2.0	1,350 (-6%)	10mo	$195,000	$144	60
501 SW 8th St	0.41mi	3/2.0	1,384 (-4%)	13mo	$160,000	$116	59
551 9th St	0.46mi	2/2.0 (-1)	1,481 (+3%)	12mo	$217,000	$147	54
641 1st St	0.55mi	3/2.0	1,567 (+9%)	8mo	$47,000	$30	49
301 NE 8th St	0.43mi	4/3.0 (+1)	1,508 (+5%)	15mo	$207,000	$137	47
901 W Kaufman Ave	0.59mi	3/2.0	1,536 (+6%)	17mo	$259,000	$169	44
201 NW 4th St	0.39mi	3/1.5	1,231 (-15%)	16mo	$85,880	$70	42
761 Chesnut Ave	0.51mi	3/2.0	1,636 (+14%)	10mo	$225,000	$138	41
950 W Marshall Ave	0.63mi	3/2.0	1,622 (+12%)	7mo	$209,900	$129	40

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

Projected returns pro-forma

6.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.1%
• Equity multiple: 4.62×
• Total profit: $45,624
• Equity at exit: $30,092

10-year hold

• IRR: 52.5%
• Equity multiple: 9.71×
• Total profit: $109,798
• Equity at exit: $56,199

Cash invested: $12,600 (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 75432

• Home prices YoY: 2.9%
• Active inventory: 93
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$147 /mo · $1,769/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $485

Break-even live

Break-even rent $509

Max offer price $45,000

Occupancy floor 52%

Sensitivity live

Price	-10% $510	-5% $497	+0% $485	+5% $472	+10% $459
Rent	-10% $396	-5% $440	+0% $485	+5% $529	+10% $573
Rate	-1.0pp $507	-0.5pp $496	base $485	+0.5pp $473	+1.0pp $461

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $45,000 Active 70 DOM
2. 2026-06-18
   days on market $45,000 Active 69 DOM
3. 2026-06-17
   days on market $45,000 Active 68 DOM
4. 2026-06-16
   days on market $45,000 Active 67 DOM
5. 2026-06-15
   days on market $45,000 Active 66 DOM
6. 2026-06-14
   days on market $45,000 Active 64 DOM
7. 2026-06-12
   pricedays on market $45,000 Active 63 DOM
8. 2026-06-09
   days on market $60,000 Active 60 DOM
9. 2026-06-08
   days on market $60,000 Active 59 DOM
10. 2026-06-07
    days on market $60,000 Active 58 DOM
11. 2026-06-07
    days on market $60,000 Active 57 DOM
12. 2026-06-03
    days on market $60,000 Active 54 DOM
13. 2026-06-02
    days on market $60,000 Active 53 DOM
14. 2026-06-01
    days on market $60,000 Active 52 DOM
15. 2026-05-31
    days on market $60,000 Active 51 DOM
16. 2026-05-30
    days on market $60,000 Active 50 DOM
17. 2026-05-05
    price $60,000 177-char remark

    Show marketing remark (177 chars)

    Three-bedroom, two-bath home on a nice corner lot. Ready for your ideas! This is a Fannie Mae property. Fannie Mae's First Look period for owner occupants only expires 5-7-26.

18. 2026-04-07
    listed $65,000 Active 177-char remark

    Show marketing remark (177 chars)

    Three-bedroom, two-bath home on a nice corner lot. Ready for your ideas! This is a Fannie Mae property. Fannie Mae's First Look period for owner occupants only expires 5-7-26.

19. 2006-10-27
    soldstatus 237-char remark

    Show marketing remark (237 chars)

    NICE ROOMY THREE BEDROOM HOME THAT HAS BEEN UPDATED WITH NEW CARPET, NEW PAINT, AND NEW FIXTURES WITH BRIGHT BREAKFAST NOOK. CONVENTIENTLY LOCATATED CLOSE TO SCHOOLS AND SHOPPING. HAS WOOD FENCED TREE SHADED BACKYARD WITH PATIO AND DECK.

20. 2006-10-27
    soldstatus

    Show marketing remark (237 chars)

    NICE ROOMY THREE BEDROOM HOME THAT HAS BEEN UPDATED WITH NEW CARPET, NEW PAINT, AND NEW FIXTURES WITH BRIGHT BREAKFAST NOOK. CONVENTIENTLY LOCATATED CLOSE TO SCHOOLS AND SHOPPING. HAS WOOD FENCED TREE SHADED BACKYARD WITH PATIO AND DECK.

21. 2006-09-15
    historical 237-char remark

    Show marketing remark (237 chars)

    NICE ROOMY THREE BEDROOM HOME THAT HAS BEEN UPDATED WITH NEW CARPET, NEW PAINT, AND NEW FIXTURES WITH BRIGHT BREAKFAST NOOK. CONVENTIENTLY LOCATATED CLOSE TO SCHOOLS AND SHOPPING. HAS WOOD FENCED TREE SHADED BACKYARD WITH PATIO AND DECK.

22. 2006-08-05
    listed $35,000 237-char remark

    Show marketing remark (237 chars)

    NICE ROOMY THREE BEDROOM HOME THAT HAS BEEN UPDATED WITH NEW CARPET, NEW PAINT, AND NEW FIXTURES WITH BRIGHT BREAKFAST NOOK. CONVENTIENTLY LOCATATED CLOSE TO SCHOOLS AND SHOPPING. HAS WOOD FENCED TREE SHADED BACKYARD WITH PATIO AND DECK.

ⓘ 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: $1,769 · $147/mo
• Projected year-2 tax: $1,769 · $147/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 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,470
• − Mortgage interest: −$2,521
• − Property taxes: −$1,769
• − Insurance: −$225
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$1,309
• Taxable income: $5,491
• Est. tax owed @ 24.0%: −$1,318
• After-tax cash flow: $4,497/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: Cooper ISD
• NCES district ID: 4815150
• Math proficiency: 31% ▼ -14.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $41,544
• Composite: 30.75/100
• National rank: #6160
• State rank: #497 of 826 in TX

Livability — Cooper

• Score: 54/100
• State rank: #1394
• US rank: #23910

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cooper, TX
• Population (ZIP): 3,299

Population outlook (Delta County) Hauer SSP2

• Today (2025): 5,168 people
• By 2030: 5,108 · -1.2%
• By 2040: 4,960 · -4.0%
• By 2050: 4,832 · -6.5%
• By 2075: 4,402 · -14.8%
• By 2100: 3,893 · -24.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 12% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Lithuanian 2% Slovak 1% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Delta

• 2024 margin: Solid R (+69.7) · D 14.9% · R 84.7%
• 2008→2024 swing: -24.4pp toward R · 2008: -45.3pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+67.9 2016: R+63.0 2012: R+53.0 2008: R+45.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.63%
• Current HPI: 236.9612
• 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

+71.4% since first listed

6 events — show timeline

• 2026-05-05 Price Changed $60,000 NTREIS
• 2026-04-07 Listed $65,000 NTREIS
• 2006-10-27 Sold (Public Records) — Public Records
• 2006-10-27 Sold (MLS) — NTREIS
• 2006-09-15 Listing Removed — NTREIS
• 2006-08-05 Listed $35,000 NTREIS

Property tax history

+4.1%/yr

Latest (2025): $1,769 · +25.7% YoY. Source: county tax records.