723 W Brazos St · Pearsall, TX 78061

$125,000

6 bd · 2.0 ba · 1,920 sqft · Other public records · 14 Days on market

Built 1992 0.63 ac lot ↓ 29% since listing

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Why this score? — see what drove the B- 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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• 1% rule +6.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Investor opportunity in Pearsall! Located at 723 W. Brazos St. , this duplex sits on two lots totaling approximately 1.231 acres and offers plenty of potential for the right buyer. Two units each features 3 bedrooms and 1 bathroom, providing an excellent foundation for a future income-producing property. The structure has been completely gutted and is ready for renovation, allowing investors to start with a clean slate and design the interiors to their own specifications. The property includes the duplex on a 0.625-acre lot as well as an adjacent 0.606-acre lot being sold together, creating added flexibility and value. Mature trees provide shade throughout the property, while the brick exte

Key facts

• Two lots
• Brick exterior
• 1.231 acres

Tags

• TWO LOTS
• 1.231 ACRES
• COMPLETELY GUTTED
• READY FOR RENOVATION
• MATURE TREES
• BRICK EXTERIOR

Property features AI

Finance

• Other: Two-unit investment property; Both units currently vacant
• Financial info: Gross annual income: $0; Net operating income: $0; Annual operating expense: $0; Operating expenses include taxes

Exterior

• Parking: Unit 1: 2 parking spaces (street parking); Unit 2: 2 parking spaces (street parking)
• Utilities: Separate electric meters; Separate water meters; Other utility meters; City water/sewer
• Home design: Duplex (2 units); Approximately 34 years old; Pre-owned
• Construction: Slab foundation; Composition roof
• Exterior features: Brick exterior; Mature trees; Partially wooded lot

Interior

• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 3 bedrooms
• Flooring: Other flooring (see remarks)
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Heating & cooling: Central heating; Electric heat; Two central air units
• Interior features: Other flooring (see remarks); Central heating; Electric heating; Two central air conditioning units

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

Location & tenants

• Location reads 70/100 on livability (#374 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, schools F, amenities F.
• Pearsall ISD (town): math 12% / reading 19% proficiency, ranked #810 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 active listings in the ZIP; 12 units permitted in Frio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($864 loan paydown + $6k appreciation (4.9% local appreciation)).
• Frio County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

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 F-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: 1.19% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.10%
• DSCR: 1.45
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.33×
• Total profit: $46,595
• Equity at exit: $69,754

10-year hold

• IRR: 21.0%
• Equity multiple: 4.58×
• Total profit: $125,200
• Equity at exit: $119,501

Cash invested: $35,000 (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 78061

• Home prices YoY: 5.4%
• Active inventory: 45
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,484 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$170 /mo · $2,037/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $295

Break-even live

Break-even rent $1,111

Max offer price $125,000

Occupancy floor 75%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $125,000 Active 14 DOM
2. 2026-06-17
   days on market $125,000 Active 13 DOM
3. 2026-06-16
   days on market $125,000 Active 12 DOM
4. 2026-06-15
   statusdays on market $125,000 Active 11 DOM
5. 2026-06-15
   days on market $125,000 New 10 DOM
6. 2026-06-13
   days on market $125,000 New 9 DOM
7. 2026-06-12
   days on market $125,000 New 8 DOM
8. 2026-06-10
   days on market $125,000 New 5 DOM
9. 2026-06-08
   days on market $125,000 New 4 DOM
10. 2026-06-08
    days on market $125,000 New 3 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $125,000 New 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: $2,037 · $170/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$251/yr (+$21/mo · 12.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 21 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: $17,803
• − Mortgage interest: −$7,002
• − Property taxes: −$2,037
• − Insurance: −$625
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$3,636
• Taxable income: $1,655
• Est. tax owed @ 24.0%: −$397
• After-tax cash flow: $3,139/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: Pearsall ISD
• NCES district ID: 4834470
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 19% ▼ -12.00%
• Median HH income: $36,681
• Composite: 12.89/100
• National rank: #9588
• State rank: #810 of 826 in TX

Livability — Pearsall

• Score: 70/100
• State rank: #374
• US rank: #7921

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pearsall, TX
• Population (ZIP): 9,968

Population outlook (Frio County) Hauer SSP2

• Today (2025): 22,420 people
• By 2030: 24,445 · +9.0%
• By 2040: 28,783 · +28.4%
• By 2050: 33,604 · +49.9%
• By 2075: 46,166 · +105.9%
• By 2100: 52,553 · +134.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 38% White 11% Black 3%
• Hispanic origin (detail): Mexican 72%
• Foreign-born: 12% · Canada
• Languages at home: 47% English-only · Spanish 52%

Political lean MEDSL · Frio

• 2024 margin: Strong R (+24.6) · D 37.5% · R 62.0%
• 2008→2024 swing: -43.3pp toward R · 2008: 18.7pp · 2024: -24.6pp
• All cycles: 2024: R+24.6 2020: R+7.6 2016: D+6.3 2012: D+20.6 2008: D+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.86%
• Current HPI: 94.1821
• 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

-28.6% since first listed

5 events — show timeline

• 2026-06-01 Listed $125,000 LERA
• 2019-02-04 Listing Removed — LERA
• 2018-08-03 Listed $175,000 LERA
• 1999-11-02 Sold (Public Records) — Public Records
• 1995-07-31 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,037 · +6.6% YoY. Source: county tax records.