547 W Franklin St · Goliad, TX 77963

$74,999

2 bd · 2.0 ba · 1,307 sqft · SingleFamily public records · 210 Days on market

Built 2000 8,712 sqft lot $57/sqft · 55% 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 +28.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property features 2 bedrooms and 2 bathrooms. It does need some TLC. It is full of potential- ideal as a rental or a income producing investment. Great neighborhood and is in the entrance of Goliad off Hwy 59 coming from Beeville. Property is sold "AS IS" but has a lot of potential. It is a very cozy home.

Key facts

• 8,712 sq ft lot
• Garage
• Built 2000

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 1.7% in Goliad — 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 70/100 on livability (#348 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Goliad ISD (rural): math 40% / reading 41% proficiency, ranked #370 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Goliad El (math 38% / reading 36%, grade F, #1,769 of 4,322 statewide, top 44%, 617 students, 55% FRL); Goliad Middle (math 40% / reading 43%, grade F, #595 of 1,662 statewide, top 37%, 290 students, 48% FRL); Goliad H S (math 42% / reading 42%, grade F, #730 of 1,632 statewide, top 47%, 405 students, 46% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 66 active listings in the ZIP; 10 units permitted in Goliad County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Goliad County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.52% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.09%
• DSCR: 1.63
• GRM: 5.5

CMA / ARV

• ARV (median comp): $167,913
• List price: $74,999
• Delta: -55.33%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
233 Bungalow Ave	0.21mi	3/2.0 (+1)	1,265 (-3%)	8mo	$175,000	$138	73
506 N Church St	0.49mi	2/1.0	1,200 (-8%)	4mo	$50,000	$42	56
2892 W FM 884	0.65mi	3/2.0 (+1)	1,488 (+14%)	2mo	$274,500	$184	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: 4.5%
• Equity multiple: 1.17×
• Total profit: $3,649
• Equity at exit: $11,183

10-year hold

• IRR: 14.1%
• Equity multiple: 2.13×
• Total profit: $23,806
• Equity at exit: $6,485

Cash invested: $21,000 (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 77963

• Home prices YoY: -14.1%
• Active inventory: 66
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,140 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$230 /mo · $2,758/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $247

Break-even live

Break-even rent $828

Max offer price $74,999

Occupancy floor 73%

Sensitivity live

Price	-10% $289	-5% $268	+0% $247	+5% $225	+10% $204
Rent	-10% $156	-5% $201	+0% $247	+5% $292	+10% $337
Rate	-1.0pp $284	-0.5pp $266	base $247	+0.5pp $227	+1.0pp $207

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $74,999 Active 210 DOM
2. 2026-06-21
   days on market $74,999 Active 209 DOM
3. 2026-06-19
   days on market $74,999 Active 207 DOM
4. 2026-06-18
   days on market $74,999 Active 206 DOM
5. 2026-06-17
   days on market $74,999 Active 205 DOM
6. 2026-06-16
   days on market $74,999 Active 204 DOM
7. 2026-06-15
   days on market $74,999 Active 203 DOM
8. 2026-06-14
   days on market $74,999 Active 201 DOM
9. 2026-06-12
   days on market $74,999 Active 200 DOM
10. 2026-06-09
    days on market $74,999 Active 197 DOM
11. 2026-06-08
    days on market $74,999 Active 196 DOM
12. 2026-06-07
    days on market $74,999 Active 195 DOM
13. 2026-06-05
    days on market $74,999 Active 193 DOM
14. 2026-06-03
    days on market $74,999 Active 191 DOM
15. 2026-06-02
    days on market $74,999 Active 190 DOM
16. 2026-06-01
    days on market $74,999 Active 189 DOM
17. 2026-05-31
    days on market $74,999 Active 188 DOM
18. 2026-05-30
    days on market $74,999 Active 187 DOM
19. 2025-11-24
    listed $74,999 Active 322-char remark

    Show marketing remark (322 chars)

    This property features 2 bedrooms and 2 bathrooms. It does need some TLC. It is full of potential- ideal as a rental or a income producing investment. Great neighborhood and is in the entrance of Goliad off Hwy 59 coming from Beeville. Property is sold "AS IS" but has a lot of potential. It is a very cozy home.

ⓘ 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: $2,758 · $230/mo
• Projected year-2 tax: $2,758 · $230/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $13,685
• − Mortgage interest: −$4,201
• − Property taxes: −$2,758
• − Insurance: −$375
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$2,182
• Taxable income: $1,979
• Est. tax owed @ 24.0%: −$475
• After-tax cash flow: $2,483/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: Goliad ISD
• NCES district ID: 4821030
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 41% ▲ 1.00%
• Median HH income: $52,198
• Composite: 35.12/100
• National rank: #5015
• State rank: #370 of 826 in TX

Livability — Goliad

• Score: 70/100
• State rank: #348
• US rank: #7645

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goliad, TX
• Population (ZIP): 5,109

Population outlook (Goliad County) Hauer SSP2

• Today (2025): 8,337 people
• By 2030: 8,754 · +5.0%
• By 2040: 9,581 · +14.9%
• By 2050: 10,448 · +25.3%
• By 2075: 12,946 · +55.3%
• By 2100: 14,392 · +72.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 56% Hispanic / Latino 35% Two or more races 17% Black 7%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Serbian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 82% English-only · Spanish 17%

Political lean MEDSL · Goliad

• 2024 margin: Solid R (+60.2) · D 19.5% · R 79.8%
• 2008→2024 swing: -33.7pp toward R · 2008: -26.5pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+55.4 2016: R+44.3 2012: R+33.8 2008: R+26.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.59%
• Current HPI: 185.8947
• 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

1 event — show timeline

• 2025-11-24 Listed $74,999 CBMLS

Property tax history

+12.6%/yr

Latest (2025): $2,758 · +18.9% YoY. Source: county tax records.