1316 N Mary St · Comanche, TX 76442

$750,000

464 bd · 7.0 ba · 3,442 sqft · MultiFamily public records · 178 Days on market

Built 1967 1.64 ac lot

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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
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 16 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Welcome to a rare investment opportunity: a 16-unit multifamily property located in the heart of Comanche, Texas, the county seat of Comanche County. This strategically positioned asset combines stable cash flow with the charm of a small Central Texas town. With 16 units, the property offers meaningful scale while remaining manageable. In small markets like Comanche, long-term tenants are common, reducing vacancy risk. The city's stable population, modest income levels, and moderate home values create consistent demand for quality rental housing. This 16-unit complex has been consistently well maintained, reflecting attentive ownership and stable long-term operations. Hold for cash flow or reposition with improvements and reappraise — small-town multifamily often benefits from value-add plays and long-term steadiness. This 16-unit multifamily property in Comanche, Texas, represents a compelling blend of stable income, value-add potential, and community-driven demand. For investors looking to diversify into a low-cost, small-market multifamily play with long-term upside, this asset offers a rare opportunity in Central Texas.

Key facts

• 1.64 acre lot
• 48 parking spots
• Built 1967

What this means for you Summary

Snapshot

• This is a 16 × 29-bed/16.0-bath units multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $11k ($134k/yr) — positive. Per door: $700/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($20k rent vs $750k).
• Recommended offer: $660k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.2% vs local median 2.1% in Comanche — 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 (#763 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, health & safety D+, schools F.
• Comanche ISD (town): math 39% / reading 36% proficiency, ranked #484 of 826 in TX (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 168 active listings in the ZIP; 4 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $22k of value loss. Plan a longer hold.
• Comanche County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $210k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($660k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $660,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.73% ✓
• Cap rate: 24.22%
• Cash-on-cash: 64.02%
• DSCR: 3.85
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 63.1%
• Equity multiple: 3.82×
• Total profit: $592,220
• Equity at exit: $111,827

10-year hold

• IRR: 67.6%
• Equity multiple: 7.83×
• Total profit: $1,435,276
• Equity at exit: $64,846

Cash invested: $210,000 (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 76442

• Home prices YoY: -15.9%
• Active inventory: 168
• Price-to-rent: 48.8×

Monthly cashflow live

• Estimated rent: $20,486 medium
• Mortgage (P&I): −$3,933
• Tax from tax record: −$735 /mo · $8,816/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,302
• Net cashflow: $11,204

Break-even live

Break-even rent $6,304

Max offer price $750,000

Occupancy floor 40%

16-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 16× units	29	16	$20,480
Total (16 units)			$20,486

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-02-11
   status Active 1147-char remark

   Show marketing remark (1147 chars)

   Welcome to a rare investment opportunity: a 16-unit multifamily property located in the heart of Comanche, Texas, the county seat of Comanche County. This strategically positioned asset combines stable cash flow with the charm of a small Central Texas town. With 16 units, the property offers meaningful scale while remaining manageable. In small markets like Comanche, long-term tenants are common, reducing vacancy risk. The city's stable population, modest income levels, and moderate home values create consistent demand for quality rental housing. This 16-unit complex has been consistently well maintained, reflecting attentive ownership and stable long-term operations. Hold for cash flow or reposition with improvements and reappraise — small-town multifamily often benefits from value-add plays and long-term steadiness. This 16-unit multifamily property in Comanche, Texas, represents a compelling blend of stable income, value-add potential, and community-driven demand. For investors looking to diversify into a low-cost, small-market multifamily play with long-term upside, this asset offers a rare opportunity in Central Texas.

2. 2025-11-30
   listed $750,000 Active 1153-char remark

   Show marketing remark (1153 chars)

   Welcome to a rare investment opportunity: a 16-unit multifamily property located in the heart of Comanche, Texas, the county seat of Comanche County. This strategically positioned asset combines stable cash flow with the charm of a small Central Texas town. With 16 units, the property offers meaningful scale while remaining manageable. In small markets like Comanche, long-term tenants are common, reducing vacancy risk. The city’s stable population, modest income levels, and moderate home values create consistent demand for quality rental housing. This 16-unit complex has been consistently well maintained, reflecting attentive ownership and stable long-term operations. Hold for cash flow or reposition with improvements and reappraise — small-town multifamily often benefits from value-add plays and long-term steadiness. This 16-unit multifamily property in Comanche, Texas, represents a compelling blend of stable income, value-add potential, and community-driven demand. For investors looking to diversify into a low-cost, small-market multifamily play with long-term upside, this asset offers a rare opportunity in Central Texas.

3. 2025-11-19
   listed $750,000 Active 1147-char remark

   Show marketing remark (1147 chars)

   Welcome to a rare investment opportunity: a 16-unit multifamily property located in the heart of Comanche, Texas, the county seat of Comanche County. This strategically positioned asset combines stable cash flow with the charm of a small Central Texas town. With 16 units, the property offers meaningful scale while remaining manageable. In small markets like Comanche, long-term tenants are common, reducing vacancy risk. The city's stable population, modest income levels, and moderate home values create consistent demand for quality rental housing. This 16-unit complex has been consistently well maintained, reflecting attentive ownership and stable long-term operations. Hold for cash flow or reposition with improvements and reappraise — small-town multifamily often benefits from value-add plays and long-term steadiness. This 16-unit multifamily property in Comanche, Texas, represents a compelling blend of stable income, value-add potential, and community-driven demand. For investors looking to diversify into a low-cost, small-market multifamily play with long-term upside, this asset offers a rare opportunity in Central Texas.

4. 2021-10-26
   soldstatus
5. 1990-06-19
   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: $8,816 · $735/mo
• Projected year-2 tax: $13,725 · $1,144/mo
• Expected delta: +$4,909/yr (+$409/mo · 55.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 21 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: $245,832
• − Mortgage interest: −$42,012
• − Property taxes: −$8,816
• − Insurance: −$3,750
• − Repairs & maintenance: −$19,667
• − Management: −$19,667
• − Depreciation: −$21,818
• Taxable income: $130,103
• Est. tax owed @ 24.0%: −$31,225
• After-tax cash flow: $103,219/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: Comanche ISD
• NCES district ID: 4814760
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $37,766
• Composite: 31.27/100
• National rank: #6024
• State rank: #484 of 826 in TX

Livability — Comanche

• Score: 64/100
• State rank: #763
• US rank: #13962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Comanche, TX
• City population: 7,082
• Population (ZIP): 7,082

Population outlook (Comanche County) Hauer SSP2

• Today (2025): 12,214 people
• By 2030: 11,531 · -5.6%
• By 2040: 10,132 · -17.0%
• By 2050: 8,724 · -28.6%
• By 2075: 5,684 · -53.5%
• By 2100: 3,649 · -70.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 35% Two or more races 25% Native American 1%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Italian 5% Slovak 1% Serbian 1%
• Foreign-born: 10% · Canada
• Languages at home: 76% English-only · Spanish 23% German/W. Germanic 1%

Political lean MEDSL · Comanche

• 2024 margin: Solid R (+74.0) · D 12.7% · R 86.8%
• 2008→2024 swing: -26.5pp toward R · 2008: -47.5pp · 2024: -74.0pp
• All cycles: 2024: R+74.0 2020: R+71.0 2016: R+67.4 2012: R+62.3 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.00%
• Current HPI: 216.9759
• 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

+0.0% since first listed

5 events — show timeline

• 2026-02-11 Relisted — KVMLS
• 2025-11-30 Listed $750,000 NTREIS
• 2025-11-19 Listed $750,000 KVMLS
• 2021-10-26 Sold (Public Records) — Public Records
• 1990-06-19 Sold (Public Records) — Public Records

Property tax history

+18.0%/yr

Latest (2025): $8,816 · +19.3% YoY. Source: county tax records.