109 N 1st St · Somerset, TX 78069

$165,000

3 bd · 2.0 ba · 984 sqft · SingleFamily · 31 Days on market

Built 1999 Good condition 0.57 ac lot Est $165k · at est.

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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 +16.6/30.0
• Appreciation +8.3/10.0
• ARV discount +7.6/15.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0

Listing remarks

Completely updated and beautiful. New stainless appliances. New light fixtures. New door and cabinet hardware. New faux wood flooring in the living area, dining, and kitchen. New carpet in the bedrooms. Fresh paint inside and out. New 2 inch blinds and window treatments are included. New AC and heat system along with all new duct work 2024. New roof 2024. New septic 2025. Mature oak trees on . 57 acre lot with a fully fenced backyard.

Key facts

• Fresh paint
• Stainless appliances
• Light fixtures

Tags

• STAINLESS APPLIANCES
• LIGHT FIXTURES
• DOOR AND CABINET HARDWARE
• FAUX WOOD FLOORING
• CARPET IN BEDROOMS
• FRESH PAINT

Property features AI

Finance

• Other: Possession at closing/funding; For sale
• Financial info: Down payment resources available
• HOA & community: Subdivision: ROYAL OAKS / ROYAL OAKS S/D

Exterior

• Utilities: Water system (public); Septic
• Home design: Siding exterior; Pre-owned; Approximate age: 27 years
• Construction: Heavy composition roof
• Exterior features: Deck/Balcony; Privacy fence; Mature trees; Recent rehab

Interior

• Kitchen: Stove/Range; Microwave; Dishwasher
• Bedrooms: Primary bedroom with walk-in closet, ceiling fan and full bath; Bedroom 2: 11 x 10; Bedroom 3: 10 x 9; Primary bedroom dimensions 13 x 11
• Flooring: Carpeting; Other (see remarks)
• Bathrooms: 2 full bathrooms; Primary bath with tub/shower combination (7 x 5)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Chandelier; Smoke alarm; Laundry room; Walk-in closets; All window coverings remain; Electric water heater
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $101 ($1k/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 $157k (4.8% below list).
• Recommended offer: $157k (4.8% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Somerset El (math 60% / reading 48%, grade C, #664 of 4,322 statewide, top 16%, 727 students, 86% FRL); Somerset H S (math 12% / reading 25%, grade F, #1,436 of 1,632 statewide, top 88%, 1,148 students, 86% FRL).
• Market conditions: 45 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 $12k of equity ($1k loan paydown + $11k appreciation (6.6% local appreciation)).
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,089 (4.8% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.95% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $165,312
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 N 1st St	0.00mi	3/2.0	984 (0%)	1mo	$165,000	$168	100

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

Projected returns pro-forma

6.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 2.30×
• Total profit: $59,866
• Equity at exit: $109,883

10-year hold

• IRR: 18.1%
• Equity multiple: 4.68×
• Total profit: $169,794
• Equity at exit: $204,812

Cash invested: $46,200 (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 78069

• Home prices YoY: 2.6%
• Active inventory: 45
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,571 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $101

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 89%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-21
   status Pending
2. 2026-05-18
   historical Active Option
3. 2026-04-20
   listed $165,000 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 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: $18,851
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$4,800
• Taxable loss: −$1,508
• Est. tax savings @ 24.0%: +$362
• After-tax cash flow: $1,571/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab

This home is in excellent condition with recent updates, including a new roof, appliances, and flooring. It offers a good investment opportunity with potential for further value enhancement through minor improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Mature trees and a fully fenced yard add value and appeal.
• Both Upgrading the lighting fixtures — Modern lighting enhances the home's ambiance and can increase its value.
• Both Adding smart home features — Smart home technology can increase the home's value and appeal to tech-savvy buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Mature trees and a fully fenced yard add value and appeal. ↑
• Both Upgrading the lighting fixtures — Modern lighting enhances the home's ambiance and can increase its value. ↑
• Both Adding smart home features — Smart home technology can increase the home's value and appeal to tech-savvy buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 6,904

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 (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 17% White 15% Native American 2%
• Hispanic origin (detail): Mexican 76%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 40% English-only · Spanish 59% Tagalog/Filipino 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: ▲ 6.59%
• Current HPI: 260.4467
• 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

3 events — show timeline

• 2026-05-21 Pending — LERA
• 2026-05-18 Contingent — LERA
• 2026-04-20 Listed $165,000 LERA