9710 County Road 5723 · Castroville, TX 78009

$155,000

3 bd · 2.0 ba · 2,280 sqft · SingleFamily public records · 143 Days on market

Built 1995 1.05 ac lot $68/sqft · 29% below area Est $218k · 29% under ↓ 40% 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 +19.0/30.0
• ARV discount +15.0/15.0
• 1% rule +6.2/10.0
• DSCR +6.0/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to beautiful Castroville! This city keeps you close enough to the big city to still have access to do the things you like and far enough away for peace and quiet. Come turn this property into your dream home or restart completely with an acre + at your disposal.

Key facts

• 1.05 acre lot
• Built 1995
• Listed 142 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 2.9% in Castroville — 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 73/100 on livability (#212 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety D+, amenities F, commute F.
• Medina Valley ISD (rural): math 48% / reading 53% proficiency, ranked #148 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 440 active listings in the ZIP; 102 units permitted in Medina County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Medina County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago 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

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: major wind risk, 76% 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 $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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. 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: 1.12% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 7.5

CMA / ARV

• ARV (median comp): $217,697
• List price: $155,000
• Delta: -28.80%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18410 County Road 5724	0.27mi	4/2.0 (+1)	2,112 (-7%)	15mo	$214,000	$101	58

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-14,696
• Equity at exit: $23,111

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $925
• Equity at exit: $13,402

Cash invested: $43,400 (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 78009

• Home prices YoY: -21.1%
• Active inventory: 440
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,731 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$328 /mo · $3,942/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $162

Break-even live

Break-even rent $1,526

Max offer price $155,000

Occupancy floor 86%

Sensitivity live

Price	-10% $250	-5% $206	+0% $162	+5% $118	+10% $74
Rent	-10% $25	-5% $94	+0% $162	+5% $230	+10% $299
Rate	-1.0pp $240	-0.5pp $201	base $162	+0.5pp $122	+1.0pp $81

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $155,000 Active 143 DOM
2. 2026-06-18
   days on market $155,000 Active 140 DOM
3. 2026-06-17
   days on market $155,000 Active 139 DOM
4. 2026-06-16
   days on market $155,000 Active 138 DOM
5. 2026-06-15
   days on market $155,000 Active 137 DOM
6. 2026-06-13
   days on market $155,000 Active 135 DOM
7. 2026-06-09
   days on market $155,000 Active 131 DOM
8. 2026-06-08
   days on market $155,000 Active 130 DOM
9. 2026-06-07
   days on market $155,000 Active 129 DOM
10. 2026-06-04
    days on market $155,000 Active 126 DOM
11. 2026-06-03
    days on market $155,000 Active 125 DOM
12. 2026-06-02
    days on market $155,000 Active 124 DOM
13. 2026-06-02
    days on market $155,000 Active 123 DOM
14. 2026-05-31
    days on market $155,000 Active 122 DOM
15. 2026-01-29
    listed $155,000 New 270-char remark

    Show marketing remark (270 chars)

    Welcome to beautiful Castroville! This city keeps you close enough to the big city to still have access to do the things you like and far enough away for peace and quiet. Come turn this property into your dream home or restart completely with an acre + at your disposal.

16. 2024-01-24
    soldstatus
17. 2024-01-19
    soldstatus Sold 1591-char remark

    Show marketing remark (1591 chars)

    Step into an opportunity ripe for making your dream home visions come true with this lovely 3-bedroom, 2-bathroom home nestled in the charming countryside of Castroville. Envision laid-back living in a space perfectly balanced with timeless appeal and rustic charm, showcasing wood detailing throughout. The home rests on a spacious 1 acre lot, giving you the freedom to add additional structures in the undeveloped back portion of the property. Planning an extension, building an outdoor kitchen, or a playground or pool? The possibilities are limitless. The lot also includes a detached garage for extra storage or could serve as a potential workshop area. The lot borders the Medina River to the back, allowing for scenic river access. There are two entries to the neighborhood, allowing for convenient access to town. The home features an oversized primary bedroom and bathroom at the front of the home. The custom office space, just off the 2nd dining area, provides a quiet retreat for those working from home, and is also perfect for anyone needing a dedicated study area. Experience tranquil relaxation within nature's arms on the large porch on the back of the house. This porch presents a perfect spot for comfortable outdoor living. The home enjoys multiple living and dining areas, with the kitchen transitioning smoothly into the great room, suggesting endless possibilities for customization. Whether you are starting your home journey for the first time, moving your family into another chapter, or moving into retirement years, this must-see home is ready to welcome you!

18. 2024-01-08
    status Pending SB 1591-char remark

    Show marketing remark (1591 chars)

    Step into an opportunity ripe for making your dream home visions come true with this lovely 3-bedroom, 2-bathroom home nestled in the charming countryside of Castroville. Envision laid-back living in a space perfectly balanced with timeless appeal and rustic charm, showcasing wood detailing throughout. The home rests on a spacious 1 acre lot, giving you the freedom to add additional structures in the undeveloped back portion of the property. Planning an extension, building an outdoor kitchen, or a playground or pool? The possibilities are limitless. The lot also includes a detached garage for extra storage or could serve as a potential workshop area. The lot borders the Medina River to the back, allowing for scenic river access. There are two entries to the neighborhood, allowing for convenient access to town. The home features an oversized primary bedroom and bathroom at the front of the home. The custom office space, just off the 2nd dining area, provides a quiet retreat for those working from home, and is also perfect for anyone needing a dedicated study area. Experience tranquil relaxation within nature's arms on the large porch on the back of the house. This porch presents a perfect spot for comfortable outdoor living. The home enjoys multiple living and dining areas, with the kitchen transitioning smoothly into the great room, suggesting endless possibilities for customization. Whether you are starting your home journey for the first time, moving your family into another chapter, or moving into retirement years, this must-see home is ready to welcome you!

19. 2023-12-05
    historical Active Option 1591-char remark

    Show marketing remark (1591 chars)

    Step into an opportunity ripe for making your dream home visions come true with this lovely 3-bedroom, 2-bathroom home nestled in the charming countryside of Castroville. Envision laid-back living in a space perfectly balanced with timeless appeal and rustic charm, showcasing wood detailing throughout. The home rests on a spacious 1 acre lot, giving you the freedom to add additional structures in the undeveloped back portion of the property. Planning an extension, building an outdoor kitchen, or a playground or pool? The possibilities are limitless. The lot also includes a detached garage for extra storage or could serve as a potential workshop area. The lot borders the Medina River to the back, allowing for scenic river access. There are two entries to the neighborhood, allowing for convenient access to town. The home features an oversized primary bedroom and bathroom at the front of the home. The custom office space, just off the 2nd dining area, provides a quiet retreat for those working from home, and is also perfect for anyone needing a dedicated study area. Experience tranquil relaxation within nature's arms on the large porch on the back of the house. This porch presents a perfect spot for comfortable outdoor living. The home enjoys multiple living and dining areas, with the kitchen transitioning smoothly into the great room, suggesting endless possibilities for customization. Whether you are starting your home journey for the first time, moving your family into another chapter, or moving into retirement years, this must-see home is ready to welcome you!

20. 2023-10-12
    listed $240,000 New 1591-char remark

    Show marketing remark (1591 chars)

    Step into an opportunity ripe for making your dream home visions come true with this lovely 3-bedroom, 2-bathroom home nestled in the charming countryside of Castroville. Envision laid-back living in a space perfectly balanced with timeless appeal and rustic charm, showcasing wood detailing throughout. The home rests on a spacious 1 acre lot, giving you the freedom to add additional structures in the undeveloped back portion of the property. Planning an extension, building an outdoor kitchen, or a playground or pool? The possibilities are limitless. The lot also includes a detached garage for extra storage or could serve as a potential workshop area. The lot borders the Medina River to the back, allowing for scenic river access. There are two entries to the neighborhood, allowing for convenient access to town. The home features an oversized primary bedroom and bathroom at the front of the home. The custom office space, just off the 2nd dining area, provides a quiet retreat for those working from home, and is also perfect for anyone needing a dedicated study area. Experience tranquil relaxation within nature's arms on the large porch on the back of the house. This porch presents a perfect spot for comfortable outdoor living. The home enjoys multiple living and dining areas, with the kitchen transitioning smoothly into the great room, suggesting endless possibilities for customization. Whether you are starting your home journey for the first time, moving your family into another chapter, or moving into retirement years, this must-see home is ready to welcome you!

21. 2023-08-23
    historical
22. 2023-08-19
    status Back on Market
23. 2023-08-13
    historical Active Option
24. 2023-08-08
    price $250,000
25. 2023-07-21
    listed $260,000 New

ⓘ 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: $3,942 · $328/mo
• Projected year-2 tax: $3,942 · $328/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $20,777
• − Mortgage interest: −$8,682
• − Property taxes: −$3,942
• − Insurance: −$775
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − Depreciation: −$4,509
• Taxable loss: −$456
• Est. tax savings @ 24.0%: +$109
• After-tax cash flow: $2,052/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: Medina Valley ISD
• NCES district ID: 4830060
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $60,596
• Composite: 44.2/100
• National rank: #2851
• State rank: #148 of 826 in TX

Livability — Castroville

• Score: 73/100
• State rank: #212
• US rank: #5267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,494

Population outlook (Medina County) Hauer SSP2

• Today (2025): 54,332 people
• By 2030: 57,250 · +5.4%
• By 2040: 62,563 · +15.1%
• By 2050: 67,386 · +24.0%
• By 2075: 79,538 · +46.4%
• By 2100: 84,624 · +55.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 52% White 37% Two or more races 29% Black 4% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 41% Puerto Rican 3%
• Common ancestry: Albanian 6% Lithuanian 5% Slovak 2%
• Foreign-born: 9% · Canada
• Languages at home: 74% English-only · Spanish 24% Other Indo-European 1%

Political lean MEDSL · Medina

• 2024 margin: Solid R (+42.8) · D 28.2% · R 71.0%
• 2008→2024 swing: -8.9pp toward R · 2008: -33.9pp · 2024: -42.8pp
• All cycles: 2024: R+42.8 2020: R+39.2 2016: R+43.2 2012: R+39.2 2008: R+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.81%
• Current HPI: 212.1813
• 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

-40.4% since first listed

11 events — show timeline

• 2026-01-29 Listed $155,000 LERA
• 2024-01-24 Sold (Public Records) — Public Records
• 2024-01-19 Sold (MLS) — LERA
• 2024-01-08 Pending — LERA
• 2023-12-05 Contingent — LERA
• 2023-10-12 Listed $240,000 LERA
• 2023-08-23 Listing Removed — LERA
• 2023-08-19 Relisted — LERA
• 2023-08-13 Contingent — LERA
• 2023-08-08 Price Changed $250,000 LERA
• 2023-07-21 Listed $260,000 LERA

Property tax history

+2.9%/yr

Latest (2025): $3,942 · -2.1% YoY. Source: county tax records.