6014 Skipping Way · Somerset, TX 78073

$191,999

4 bd · 2.0 ba · 1,483 sqft · SingleFamily · 243 Days on market

Built 2024 4,791 sqft lot Est $205k · 6% under $85/mo HOA · 5% of rent ↓ 13% since listing

---

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 +15.2/30.0
• ARV discount +10.3/15.0
• Appreciation +6.3/10.0
• 1% rule +4.8/10.0
• DSCR +4.7/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

The Hoffman - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms just off the main living areas. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Open floorplan
• En-suite bathroom

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• THREE SECONDARY BEDROOMS

Property features AI

Finance

• HOA & community: Mandatory HOA; HOA dues paid monthly; HOA fee approximately $85.67 per month; Association transfer fee $450; Neighborhood amenities: Other (see remarks)

Exterior

• Utilities: Public water system; Public sewer system
• Home design: New construction by Lennar; Single-family property; Slab foundation; Composition roof; Cement fiber exterior
• Construction: Approximately 1 year old
• Exterior features: Privacy fence

Interior

• Kitchen: Kitchen 14 x 10; Stove/Range; Dishwasher
• Bedrooms: Master bedroom on lower level with walk-in closet and full bath; Bedroom 2: 10 x 10; Bedroom 3: 10 x 10; Bedroom 4: 11 x 10; Master bedroom: 11 x 13
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central heating; Electric and natural gas heating; Central air conditioning
• Interior features: Open floor plan; Breakfast bar; Utility room inside; Cable TV available; All bedrooms downstairs; Laundry on main level; Walk-in closets; 1 living area
• Laundry & utility: Washer connection; Dryer connection; Laundry room on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $192k.

Deal economics

• At list price, monthly cash flow is $68 ($816/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (2.4% below list).
• Recommended offer: $169k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#639 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Somerset ISD (rural): math 41% / reading 39% proficiency, ranked #417 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 324 active listings in the ZIP; 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.6% local appreciation)).
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $54k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($169k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,959 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $204,654
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5919 Consider Trl	0.00mi	3/2.0 (-1)	1,402 (-6%)	1mo	$194,999	$139	85
12107 Kneeling Path	0.00mi	3/2.0 (-1)	1,402 (-6%)	2mo	$192,999	$138	84
6043 Skipping Way	0.00mi	3/2.0 (-1)	1,354 (-9%)	1mo	$184,999	$137	80
12010 Pressing Pass	0.00mi	3/2.0 (-1)	1,354 (-9%)	1mo	$184,999	$137	80
12030 Pressing Pass	0.00mi	3/2.0 (-1)	1,354 (-9%)	1mo	$184,999	$137	80
6027 Skipping Way	0.00mi	3/2.0 (-1)	1,354 (-9%)	1mo	$192,999	$143	80
12018 Listening Pass	0.00mi	3/2.0 (-1)	1,657 (+12%)	1mo	$234,999	$142	75
12006 Listening Pass	0.00mi	3/2.0 (-1)	1,657 (+12%)	1mo	$245,999	$148	74
6031 Skipping Way	0.00mi	4/2.5	1,692 (+14%)	1mo	$222,999	$132	74
6007 Skipping Way	0.00mi	4/2.5	1,692 (+14%)	2mo	$206,999	$122	73
12022 Pressing Pass	0.00mi	4/2.5	1,692 (+14%)	2mo	$215,999	$128	73
12103 Kneeling Path	0.00mi	3/2.0 (-1)	1,266 (-15%)	2mo	$184,999	$146	69

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

Projected returns pro-forma

2.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.44×
• Total profit: $23,516
• Equity at exit: $82,051

10-year hold

• IRR: 10.7%
• Equity multiple: 2.54×
• Total profit: $82,872
• Equity at exit: $123,219

Cash invested: $53,760 (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 78073

• Home prices YoY: 0.9%
• Active inventory: 324
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,873 medium
• Mortgage (P&I): −$1,007
• Tax est. 1.5%: −$240 /mo · $2,880/yr
• Insurance: −$80
• HOA: −$85
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $68

Break-even live

Break-even rent $1,787

Max offer price $191,999

Occupancy floor 91%

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: $48,000
• Closing costs: $5,760
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $85 · $1,020/yr

Listing history 20 events

1. 2026-06-12
   statusdays on market $191,999 Pending 243 DOM
2. 2026-06-09
   days on market $191,999 Price Change 242 DOM
3. 2026-06-08
   days on market $191,999 Price Change 241 DOM
4. 2026-06-08
   days on market $191,999 Price Change 240 DOM
5. 2026-06-07
   days on market $191,999 Price Change 239 DOM
6. 2026-06-03
   days on market $191,999 Price Change 236 DOM
7. 2026-06-02
   days on market $191,999 Price Change 235 DOM
8. 2026-06-02
   pricestatus $191,999 Price Change 234 DOM
9. 2026-06-01
   days on market $189,999 Active 234 DOM
10. 2026-05-31
    days on market $189,999 Active 233 DOM
11. 2026-05-09
    price $189,999
12. 2026-04-30
    price $190,999
13. 2026-04-28
    price $200,999
14. 2026-04-17
    price $202,999
15. 2026-03-19
    price $226,999
16. 2025-11-23
    price $223,999
17. 2025-11-12
    price $227,999
18. 2025-11-01
    price $217,999
19. 2025-10-23
    price $218,999
20. 2025-10-10
    listed $217,999 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 4 d/yr ≥109°F today · 11 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: $22,479
• − Mortgage interest: −$10,755
• − Property taxes: −$2,880
• − Insurance: −$960
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − HOA: −$1,020
• − Depreciation: −$5,585
• Taxable loss: −$2,318
• Est. tax savings @ 24.0%: +$556
• After-tax cash flow: $1,372/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: Somerset ISD
• NCES district ID: 4840740
• Math proficiency: 41% ▬ 0.00%
• Reading proficiency: 39% ▲ 4.00%
• Median HH income: $44,712
• Composite: 34.01/100
• National rank: #5315
• State rank: #417 of 826 in TX

Livability — Somerset

• Score: 66/100
• State rank: #639
• US rank: #12187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,510

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 (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 33% White 16%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 12% · Canada
• Languages at home: 51% English-only · Spanish 48% German/W. Germanic 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: ▲ 2.60%
• Current HPI: 289.1266
• 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

-12.8% since first listed

10 events — show timeline

• 2026-05-09 Price Changed $189,999 LERA
• 2026-04-30 Price Changed $190,999 LERA
• 2026-04-28 Price Changed $200,999 LERA
• 2026-04-17 Price Changed $202,999 LERA
• 2026-03-19 Price Changed $226,999 LERA
• 2025-11-23 Price Changed $223,999 LERA
• 2025-11-12 Price Changed $227,999 LERA
• 2025-11-01 Price Changed $217,999 LERA
• 2025-10-23 Price Changed $218,999 LERA
• 2025-10-10 Listed $217,999 LERA