314 Swordfish Dr · Roma, TX 78584

$105,000

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 8 Days on market

Built 1996 4.10 ac lot

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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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.2/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Escape to your ultimate weekend getaway near Falcon State Park! This spacious vacation home sits on a generous piece of land just moments from the water, making it effortless to launch your boat or enjoy Falcon Lake. The property is fully equipped with its own private well and septic system, offering ultimate self-sufficiency. The sprawling acreage provides massive space to park your RV, highlighted by a large detached storage building perfect for a garage or boat workshop. After a day of world-class fishing, relax on your private grounds and gather around the fire pit for stargazing under the clear Texas sky. Whether you want a permanent fishing camp or a peaceful retreat, this property of

Key facts

• Sprawling acreage
• Private well
• Water proximity

Tags

• PRIVATE WELL
• SEPTIC SYSTEM
• SPRAWLING ACREAGE
• DETACHED STORAGE BUILDING
• FIRE PIT
• WATER PROXIMITY

Property features AI

Finance

• Other: Approximately 4.105 acres; Building area about 1,200 square feet; Living area source: Starr CAD; GPS accurate directions
• HOA & community: No association

Exterior

• Parking: No carport; No covered or garage spaces
• Utilities: Shared well water; Septic tank / other sewer
• Home design: Single-story property (1,200 building area)
• Construction: Built-up/gravel and other roof; Slab foundation; Other construction materials; Built in (year not provided)
• Exterior features: Mature trees; Workshop; Partial fencing; Allows horses; Paved road access; Storage structure

Interior

• Kitchen: Water heater (other); No conveying appliances
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Interior features: Tile flooring; Tile and other countertops; No window coverings; Living area(s): 1
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).

Location & tenants

• Location reads 63/100 on livability (#861 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B+; Watch: amenities F, commute F, employment F.
• Roma ISD (rural): math 30% / reading 42% proficiency, ranked #557 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Roma Middle (math 17% / reading 22%, grade F, #1,445 of 1,662 statewide, top 88%, 779 students, 87% FRL); Roma H S (math 20% / reading 40%, grade F, #1,096 of 1,632 statewide, top 68%, 1,773 students, 80% FRL) — zoned schools average 83% FRL vs 46% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 78 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($726 loan paydown + $3k appreciation (3.0% local appreciation)).
• Starr County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.02% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.48%
• DSCR: 1.24
• GRM: 8.1

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: 12.6%
• Equity multiple: 1.72×
• Total profit: $21,203
• Equity at exit: $47,213

10-year hold

• IRR: 14.6%
• Equity multiple: 3.16×
• Total profit: $63,537
• Equity at exit: $72,760

Cash invested: $29,400 (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 78584

• Active inventory: 78
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,075 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$121 /mo · $1,452/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $134

Break-even live

Break-even rent $906

Max offer price $105,000

Occupancy floor 83%

Sensitivity live

Price	-10% $194	-5% $164	+0% $134	+5% $104	+10% $75
Rent	-10% $49	-5% $92	+0% $134	+5% $177	+10% $219
Rate	-1.0pp $187	-0.5pp $161	base $134	+0.5pp $107	+1.0pp $79

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $105,000 Active 8 DOM
2. 2026-06-18
   days on market $105,000 Active 6 DOM
3. 2026-06-17
   days on market $105,000 Active 5 DOM
4. 2026-06-16
   days on market $105,000 Active 4 DOM
5. 2026-06-15
   days on market $105,000 Active 3 DOM
6. 2026-06-15
   days on market $105,000 Active 2 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $105,000 Active 1 DOM

ⓘ 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: $1,452 · $121/mo
• Projected year-2 tax: $1,922 · $160/mo
• Expected delta: +$469/yr (+$39/mo · 32.3%)

ⓘ 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 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 22 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: $12,905
• − Mortgage interest: −$5,882
• − Property taxes: −$1,452
• − Insurance: −$525
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$3,055
• Taxable loss: −$73
• Est. tax savings @ 24.0%: +$18
• After-tax cash flow: $1,628/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: Roma ISD
• NCES district ID: 4837740
• Math proficiency: 30% ▼ -31.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $22,991
• Composite: 28.55/100
• National rank: #6731
• State rank: #557 of 826 in TX

Livability — Roma

• Score: 63/100
• State rank: #861
• US rank: #15502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,823

Population outlook (Starr County) Hauer SSP2

• Today (2025): 67,298 people
• By 2030: 68,782 · +2.2%
• By 2040: 71,608 · +6.4%
• By 2050: 73,585 · +9.3%
• By 2075: 75,095 · +11.6%
• By 2100: 67,730 · +0.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (98%)
• Race & ethnicity: Hispanic / Latino 98% Two or more races 46% White 2%
• Hispanic origin (detail): Mexican 93%
• Foreign-born: 33% · Canada
• Languages at home: 6% English-only · Spanish 94%

Political lean MEDSL · Starr

• 2024 margin: R (+16.0) · D 41.8% · R 57.8%
• 2008→2024 swing: -85.2pp toward R · 2008: 69.3pp · 2024: -16.0pp
• All cycles: 2024: R+16.0 2020: D+5.0 2016: D+60.1 2012: D+73.4 2008: D+69.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-06-12 Listed $105,000 MCALLENMLS

Property tax history

+3.2%/yr

Latest (2025): $1,452 · +3.2% YoY. Source: county tax records.