122 Ave E · Shiner, TX 77984

$300,000

5 bd · 3.5 ba · 3,029 sqft · SingleFamily · 149 Days on market

$99/sqft · 38% below area Est $485k · 38% under ↓ 35% since listing

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Schools +6.0/10.0
• Appreciation +5.3/10.0
• Cash flow +4.4/30.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to a canvas of endless possibilities! This remarkable 5-bedroom, 3.5-bathroom residence spans over 3,000 square feet of versatile space just waiting for your vision to bring it to life. Whether you're dreaming of creating a stunning traditional home or exploring commercial ventures, this unique property delivers flexibility that's hard to find. Located just 0.6 miles from Shiner Brewery, this gem also presents excellent potential for Airbnb, vacation rental, or short-term rental income. The generous interior offers room to breathe, with spacious living areas perfect for gathering or conducting business. Multiple bedrooms provide options galore — home offices, guest quarters, or perhaps that craft room you've always wanted. Situated in an ideal location, this property represents a golden investment opportunity for the savvy buyer who sees potential where others might not. Don't let this one slip away — schedule your private showing today!

Key facts

• Craft room
• Generous interior
• Guest quarters

Tags

• GENEROUS INTERIOR
• SPACIOUS LIVING AREAS
• MULTIPLE BEDROOMS
• HOME OFFICES
• GUEST QUARTERS
• CRAFT ROOM

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-790 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (38.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (45.9% below list).
• Recommended offer: $162k (45.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 87/100 on livability (#3 in TX, #307 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Shiner ISD (rural): math 72% / reading 69% proficiency, ranked #17 of 826 in TX (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 55 active listings in the ZIP; 9 units permitted in Lavaca County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (0.6% local appreciation)).
• Lavaca County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $55k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $162,397 (45.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.54% ✗
• Cap rate: 3.13%
• Cash-on-cash: -11.29%
• DSCR: 0.50
• GRM: 15.4

CMA / ARV

• ARV (median comp): $484,740
• List price: $300,000
• Delta: -38.11%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

0.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.39×
• Total profit: $-51,268
• Equity at exit: $95,427

10-year hold

• IRR: -6.3%
• Equity multiple: 0.27×
• Total profit: $-60,956
• Equity at exit: $121,575

Cash invested: $84,000 (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 77984

• Home prices YoY: 0.2%
• Active inventory: 55
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $1,624 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-790

Break-even live

Break-even rent $2,624

Max offer price $185,643

Occupancy floor —

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $300,000 Active 149 DOM
2. 2026-06-18
   days on market $300,000 Active 148 DOM
3. 2026-06-17
   days on market $300,000 Active 147 DOM
4. 2026-06-16
   days on market $300,000 Active 146 DOM
5. 2026-06-15
   days on market $300,000 Active 145 DOM
6. 2026-06-14
   days on market $300,000 Active 143 DOM
7. 2026-06-12
   days on market $300,000 Active 142 DOM
8. 2026-06-09
   days on market $300,000 Active 139 DOM
9. 2026-06-08
   days on market $300,000 Active 138 DOM
10. 2026-06-07
    pricedays on market $300,000 Active 137 DOM
11. 2026-06-05
    days on market $325,000 Active 134 DOM
12. 2026-06-03
    days on market $325,000 Active 133 DOM
13. 2026-06-02
    days on market $325,000 Active 132 DOM
14. 2026-06-01
    days on market $325,000 Active 131 DOM
15. 2026-05-31
    days on market $325,000 Active 130 DOM
16. 2026-05-30
    days on market $325,000 Active 129 DOM
17. 2026-03-18
    price $325,000 971-char remark

    Show marketing remark (971 chars)

    Welcome to a canvas of endless possibilities! This remarkable 5-bedroom, 3.5-bathroom residence spans over 3,000 square feet of versatile space just waiting for your vision to bring it to life. Whether you're dreaming of creating a stunning traditional home or exploring commercial ventures, this unique property delivers flexibility that's hard to find. Located just 0.6 miles from Shiner Brewery, this gem also presents excellent potential for Airbnb, vacation rental, or short-term rental income. The generous interior offers room to breathe, with spacious living areas perfect for gathering or conducting business. Multiple bedrooms provide options galore — home offices, guest quarters, or perhaps that craft room you've always wanted. Situated in an ideal location, this property represents a golden investment opportunity for the savvy buyer who sees potential where others might not. Don't let this one slip away — schedule your private showing today!

18. 2026-03-18
    price $325,000 971-char remark

    Show marketing remark (971 chars)

    Welcome to a canvas of endless possibilities! This remarkable 5-bedroom, 3.5-bathroom residence spans over 3,000 square feet of versatile space just waiting for your vision to bring it to life. Whether you're dreaming of creating a stunning traditional home or exploring commercial ventures, this unique property delivers flexibility that's hard to find. Located just 0.6 miles from Shiner Brewery, this gem also presents excellent potential for Airbnb, vacation rental, or short-term rental income. The generous interior offers room to breathe, with spacious living areas perfect for gathering or conducting business. Multiple bedrooms provide options galore — home offices, guest quarters, or perhaps that craft room you've always wanted. Situated in an ideal location, this property represents a golden investment opportunity for the savvy buyer who sees potential where others might not. Don't let this one slip away — schedule your private showing today!

19. 2026-01-21
    listed $355,000 Active 971-char remark

    Show marketing remark (971 chars)

    Welcome to a canvas of endless possibilities! This remarkable 5-bedroom, 3.5-bathroom residence spans over 3,000 square feet of versatile space just waiting for your vision to bring it to life. Whether you're dreaming of creating a stunning traditional home or exploring commercial ventures, this unique property delivers flexibility that's hard to find. Located just 0.6 miles from Shiner Brewery, this gem also presents excellent potential for Airbnb, vacation rental, or short-term rental income. The generous interior offers room to breathe, with spacious living areas perfect for gathering or conducting business. Multiple bedrooms provide options galore — home offices, guest quarters, or perhaps that craft room you've always wanted. Situated in an ideal location, this property represents a golden investment opportunity for the savvy buyer who sees potential where others might not. Don't let this one slip away — schedule your private showing today!

20. 2026-01-21
    listed $355,000 Active 971-char remark

    Show marketing remark (971 chars)

    Welcome to a canvas of endless possibilities! This remarkable 5-bedroom, 3.5-bathroom residence spans over 3,000 square feet of versatile space just waiting for your vision to bring it to life. Whether you're dreaming of creating a stunning traditional home or exploring commercial ventures, this unique property delivers flexibility that's hard to find. Located just 0.6 miles from Shiner Brewery, this gem also presents excellent potential for Airbnb, vacation rental, or short-term rental income. The generous interior offers room to breathe, with spacious living areas perfect for gathering or conducting business. Multiple bedrooms provide options galore — home offices, guest quarters, or perhaps that craft room you've always wanted. Situated in an ideal location, this property represents a golden investment opportunity for the savvy buyer who sees potential where others might not. Don't let this one slip away — schedule your private showing today!

21. 2025-10-31
    historical
22. 2025-03-28
    listed $499,000 Active

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

Taxation est. · year 1

• Rental income: $19,488
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$8,727
• Taxable loss: −$15,162
• Est. tax savings @ 24.0%: +$3,639
• After-tax cash flow: $-5,845/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: Shiner ISD
• NCES district ID: 4840110
• Math proficiency: 72% ▲ 1.00%
• Reading proficiency: 69% ▲ 6.00%
• Median HH income: $50,955
• Composite: 59.89/100
• National rank: #884
• State rank: #17 of 826 in TX

Livability — Shiner

• Score: 87/100
• State rank: #3
• US rank: #307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shiner, TX
• Population (ZIP): 4,630

Population outlook (Lavaca County) Hauer SSP2

• Today (2025): 21,154 people
• By 2030: 21,961 · +3.8%
• By 2040: 23,800 · +12.5%
• By 2050: 25,908 · +22.5%
• By 2075: 32,118 · +51.8%
• By 2100: 35,273 · +66.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 2% Lithuanian 1% Hungarian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 4% Russian/Polish/Slavic 2%

Political lean MEDSL · Lavaca

• 2024 margin: Solid R (+76.1) · D 11.8% · R 87.9%
• 2008→2024 swing: -22.3pp toward R · 2008: -53.8pp · 2024: -76.1pp
• All cycles: 2024: R+76.1 2020: R+73.3 2016: R+71.5 2012: R+64.8 2008: R+53.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.55%
• Current HPI: 232.1836
• 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

-34.9% since first listed

6 events — show timeline

• 2026-03-18 Price Changed $325,000 CTXMLS
• 2026-03-18 Price Changed $325,000 HARMLS
• 2026-01-21 Listed $355,000 HARMLS
• 2026-01-21 Listed $355,000 CTXMLS
• 2025-10-31 Listing Removed — HARMLS
• 2025-03-28 Listed $499,000 HARMLS