1415 Longhorn · Floresville, TX 78114

$179,000

4 bd · 2.0 ba · 1,366 sqft · SingleFamily public records · 207 Days on market

Built 1981 10,062 sqft lot $131/sqft · 14% below area Est $207k · 14% under ↓ 3% since listing

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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 +15.5/30.0
• ARV discount +13.6/15.0
• 1% rule +5.1/10.0
• DSCR +4.8/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1415 Longhorn Dr, a 4-bedroom, 2-bath home in the quiet Longridge Heights community of Floresville. This 1,366 sq ft single-story property offers an eat-in kitchen, a comfortable living area, and a layout with plenty of potential. The home does need some TLC, making it a great opportunity for buyers ready to take on a project and add their own personal touch. Outside, you'll find a fully fenced backyard with mature trees, a large deck, and multiple storage sheds. All appliances-including the washer, dryer, stove, dishwasher, and refrigerator-will remain. Located minutes from schools, shopping, and downtown Floresville, this home offers peaceful living with convenient access to town.

Key facts

• Large deck
• Eat-in kitchen
• 0.23 acre lot

Tags

• EAT-IN KITCHEN
• FULLY FENCED BACKYARD
• LARGE DECK
• MULTIPLE STORAGE SHEDS
• CONVENIENT ACCESS TO TOWN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $73 ($880/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 1.9% in Floresville — 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 65/100 on livability (#681 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, health & safety D+, amenities F.
• Floresville ISD (town): math 32% / reading 36% proficiency, ranked #504 of 826 in TX (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 297 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 135 units permitted in Wilson 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.
• Wilson County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 207 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $26k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 207 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 6.78%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 8.3

CMA / ARV

• ARV (median comp): $207,224
• List price: $179,000
• Delta: -13.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1312 Longhorn	0.11mi	3/1.0 (-1)	1,239 (-9%)	14mo	$234,990	$190	59
1410 Longbranch	0.14mi	3/1.0 (-1)	1,176 (-14%)	7mo	$199,000	$169	55
1930 Sutherland Springs Rd	0.48mi	3/2.0 (-1)	1,440 (+5%)	11mo	$165,000	$115	55
107 Windcrest	0.48mi	3/2.0 (-1)	1,412 (+3%)	19mo	$230,000	$163	51
111 Windcrest	0.50mi	3/2.0 (-1)	1,278 (-6%)	12mo	$279,900	$219	51
809 8th	0.50mi	3/1.0 (-1)	1,197 (-12%)	4mo	$175,000	$146	43
1115 Plum St	0.55mi	3/2.0 (-1)	1,216 (-11%)	15mo	$60,000	$49	39

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-24,238
• Equity at exit: $26,689

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-14,697
• Equity at exit: $15,477

Cash invested: $50,120 (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 78114

• Home prices YoY: -27.3%
• Active inventory: 297
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,803 high
• Mortgage (P&I): −$939
• Tax from tax record: −$338 /mo · $4,056/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $73

Break-even live

Break-even rent $1,710

Max offer price $179,000

Occupancy floor 91%

Sensitivity live

Price	-10% $175	-5% $124	+0% $73	+5% $23	+10% $-28
Rent	-10% $-69	-5% $2	+0% $73	+5% $145	+10% $216
Rate	-1.0pp $163	-0.5pp $119	base $73	+0.5pp $27	+1.0pp $-20

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1224 Plum St Floresville, TX	3.0	2.0	1450	$1,723	$1.19	5d	1	0.44mi
809 8th St Floresville, TX	3.0	1.0	1197	$1,600	$1.34	25d	1	0.51mi
925 6th St Floresville, TX	4.0	1.0	1329	$1,850	$1.39	12d	1	0.81mi
1005 3rd St Floresville, TX	3.0	2.0	1198	$1,550	$1.29	3d	1	0.94mi
849 County Road 302 Unit A Floresville, TX	3.0	2.0	1216	$1,850	$1.52	13d	1	1.06mi
1408 8th St Floresville, TX	3.0	1.5	1262	$1,500	$1.19	3d	1	1.22mi
197 Middle Green Loop Floresville, TX	3.0	2.0	1600	$1,995	$1.25	9d	1	1.38mi
144 Hogans Aly Floresville, TX	3.0	2.0	1396	$1,850	$1.33	25d	1	1.47mi
144 Hogans Aly Floresville, TX	3.0	2.0	1452	$1,825	$1.26	12d	1	1.47mi
132 Avena Grv Floresville, TX	4.0	2.0	1667	$2,000	$1.20	25d	1	1.48mi
121 Legendary Trail Loop Floresville, TX	3.0	2.0	1500	$1,895	$1.26	16d	1	1.48mi

Listing history 24 events

1. 2026-06-21
   days on market $179,000 Active 207 DOM
2. 2026-06-18
   days on market $179,000 Active 204 DOM
3. 2026-06-17
   days on market $179,000 Active 203 DOM
4. 2026-06-16
   days on market $179,000 Active 202 DOM
5. 2026-06-15
   days on market $179,000 Active 201 DOM
6. 2026-06-13
   days on market $179,000 Active 199 DOM
7. 2026-06-09
   days on market $179,000 Active 195 DOM
8. 2026-06-08
   days on market $179,000 Active 194 DOM
9. 2026-06-07
   days on market $179,000 Active 193 DOM
10. 2026-06-04
    days on market $179,000 Active 190 DOM
11. 2026-06-03
    days on market $179,000 Active 189 DOM
12. 2026-06-02
    days on market $179,000 Active 188 DOM
13. 2026-06-01
    days on market $179,000 Active 187 DOM
14. 2026-05-31
    days on market $179,000 Active 186 DOM
15. 2026-03-17
    price $179,000 702-char remark

    Show marketing remark (702 chars)

    Welcome to 1415 Longhorn Dr, a 4-bedroom, 2-bath home in the quiet Longridge Heights community of Floresville. This 1,366 sq ft single-story property offers an eat-in kitchen, a comfortable living area, and a layout with plenty of potential. The home does need some TLC, making it a great opportunity for buyers ready to take on a project and add their own personal touch. Outside, you'll find a fully fenced backyard with mature trees, a large deck, and multiple storage sheds. All appliances-including the washer, dryer, stove, dishwasher, and refrigerator-will remain. Located minutes from schools, shopping, and downtown Floresville, this home offers peaceful living with convenient access to town.

16. 2026-02-04
    price $185,000 702-char remark

    Show marketing remark (702 chars)

    Welcome to 1415 Longhorn Dr, a 4-bedroom, 2-bath home in the quiet Longridge Heights community of Floresville. This 1,366 sq ft single-story property offers an eat-in kitchen, a comfortable living area, and a layout with plenty of potential. The home does need some TLC, making it a great opportunity for buyers ready to take on a project and add their own personal touch. Outside, you'll find a fully fenced backyard with mature trees, a large deck, and multiple storage sheds. All appliances-including the washer, dryer, stove, dishwasher, and refrigerator-will remain. Located minutes from schools, shopping, and downtown Floresville, this home offers peaceful living with convenient access to town.

17. 2026-01-07
    price $197,000 702-char remark

    Show marketing remark (702 chars)

    Welcome to 1415 Longhorn Dr, a 4-bedroom, 2-bath home in the quiet Longridge Heights community of Floresville. This 1,366 sq ft single-story property offers an eat-in kitchen, a comfortable living area, and a layout with plenty of potential. The home does need some TLC, making it a great opportunity for buyers ready to take on a project and add their own personal touch. Outside, you'll find a fully fenced backyard with mature trees, a large deck, and multiple storage sheds. All appliances-including the washer, dryer, stove, dishwasher, and refrigerator-will remain. Located minutes from schools, shopping, and downtown Floresville, this home offers peaceful living with convenient access to town.

18. 2025-11-26
    listed $205,000 New 702-char remark

    Show marketing remark (702 chars)

    Welcome to 1415 Longhorn Dr, a 4-bedroom, 2-bath home in the quiet Longridge Heights community of Floresville. This 1,366 sq ft single-story property offers an eat-in kitchen, a comfortable living area, and a layout with plenty of potential. The home does need some TLC, making it a great opportunity for buyers ready to take on a project and add their own personal touch. Outside, you'll find a fully fenced backyard with mature trees, a large deck, and multiple storage sheds. All appliances-including the washer, dryer, stove, dishwasher, and refrigerator-will remain. Located minutes from schools, shopping, and downtown Floresville, this home offers peaceful living with convenient access to town.

19. 2021-07-21
    soldstatus
20. 2021-07-15
    soldstatus Sold 674-char remark

    Show marketing remark (674 chars)

    Come home to small town living close to the hub of Floresville. Established family neighborhood close the hub of everything in Floresville. Home is landscaped with plenty of yard space for those cookouts and family gatherings. Fenced all around so the pets have lots of room. One of the only 4 bedrooms in this subdivision. Large living area with alcove for the reader in your family to have a space to retreat. Split bedroom plan. HVAC is under John Wayne service contract. 2008: HVAC replaced with flex ducts, vents, attic insulation and UV lights and surge protection breaker. Dual pane tilt windows are another feature. See info in additional docs about features.

21. 2021-06-15
    status Pending 674-char remark

    Show marketing remark (674 chars)

    Come home to small town living close to the hub of Floresville. Established family neighborhood close the hub of everything in Floresville. Home is landscaped with plenty of yard space for those cookouts and family gatherings. Fenced all around so the pets have lots of room. One of the only 4 bedrooms in this subdivision. Large living area with alcove for the reader in your family to have a space to retreat. Split bedroom plan. HVAC is under John Wayne service contract. 2008: HVAC replaced with flex ducts, vents, attic insulation and UV lights and surge protection breaker. Dual pane tilt windows are another feature. See info in additional docs about features.

22. 2021-05-31
    historical Active Option 674-char remark

    Show marketing remark (674 chars)

    Come home to small town living close to the hub of Floresville. Established family neighborhood close the hub of everything in Floresville. Home is landscaped with plenty of yard space for those cookouts and family gatherings. Fenced all around so the pets have lots of room. One of the only 4 bedrooms in this subdivision. Large living area with alcove for the reader in your family to have a space to retreat. Split bedroom plan. HVAC is under John Wayne service contract. 2008: HVAC replaced with flex ducts, vents, attic insulation and UV lights and surge protection breaker. Dual pane tilt windows are another feature. See info in additional docs about features.

23. 2021-05-22
    listed $185,000 New 674-char remark

    Show marketing remark (674 chars)

    Come home to small town living close to the hub of Floresville. Established family neighborhood close the hub of everything in Floresville. Home is landscaped with plenty of yard space for those cookouts and family gatherings. Fenced all around so the pets have lots of room. One of the only 4 bedrooms in this subdivision. Large living area with alcove for the reader in your family to have a space to retreat. Split bedroom plan. HVAC is under John Wayne service contract. 2008: HVAC replaced with flex ducts, vents, attic insulation and UV lights and surge protection breaker. Dual pane tilt windows are another feature. See info in additional docs about features.

24. 2001-04-18
    soldstatus

ⓘ 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: $4,056 · $338/mo
• Projected year-2 tax: $4,056 · $338/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $21,639
• − Mortgage interest: −$10,027
• − Property taxes: −$4,056
• − Insurance: −$895
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$5,207
• Taxable loss: −$2,008
• Est. tax savings @ 24.0%: +$482
• After-tax cash flow: $1,362/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: Floresville ISD
• NCES district ID: 4819350
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $59,736
• Composite: 30.44/100
• National rank: #6234
• State rank: #504 of 826 in TX

Livability — Floresville

• Score: 65/100
• State rank: #681
• US rank: #12747

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Floresville, TX
• County: Wilson County · 24,283 people
• City population: 24,283
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 24,283
• Household income: $88,087
• Rent vs Own: 16.6% rent · 83.4% own
• Severe rent burden: 400.0

Population outlook (Wilson County) Hauer SSP2

• Today (2025): 58,434 people
• By 2030: 63,912 · +9.4%
• By 2040: 74,704 · +27.8%
• By 2050: 85,024 · +45.5%
• By 2075: 111,025 · +90.0%
• By 2100: 126,692 · +116.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (51%)
• Race & ethnicity: Hispanic / Latino 51% White 44% Two or more races 23% Black 2%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Romanian 6% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 71% English-only · Spanish 27% Russian/Polish/Slavic 1%

Political lean MEDSL · Wilson

• 2024 margin: Solid R (+53.7) · D 22.9% · R 76.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -33.9pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+48.4 2016: R+47.8 2012: R+43.0 2008: R+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.16%
• Current HPI: 210.9474
• Rent YoY: —
• Metro: San Antonio-New Braunfels, TX
• 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

-3.2% since first listed

10 events — show timeline

• 2026-03-17 Price Changed $179,000 LERA
• 2026-02-04 Price Changed $185,000 LERA
• 2026-01-07 Price Changed $197,000 LERA
• 2025-11-26 Listed $205,000 LERA
• 2021-07-21 Sold (Public Records) — Public Records
• 2021-07-15 Sold (MLS) — LERA
• 2021-06-15 Pending — LERA
• 2021-05-31 Contingent — LERA
• 2021-05-22 Listed $185,000 LERA
• 2001-04-18 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $4,056 · -6.3% YoY. Source: county tax records.