803 N Sosa St · Roma, TX 78584

$77,500

2 bd · 1.0 ba · 560 sqft · SingleFamily public records · 23 Days on market

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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 +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 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

Has new roof has mini split for whole house is a very good starter home

Key facts

• Mini split
• New roof
• Listed 23 days

Tags

• NEW ROOF
• MINI SPLIT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($791 rent vs $78k).
• Recommended offer: $76k (1.5% below list) — sets the bar for market timing.

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: schools D-, amenities F, commute 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.
• Market conditions: 78 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($536 loan paydown + $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,337 (1.5% below list)

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: 7.93%
• Cash-on-cash: 5.85%
• DSCR: 1.26
• GRM: 8.2

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: 13.0%
• Equity multiple: 1.74×
• Total profit: $16,073
• Equity at exit: $34,847

10-year hold

• IRR: 14.9%
• Equity multiple: 3.20×
• Total profit: $47,793
• Equity at exit: $53,704

Cash invested: $21,700 (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: 8.2×

Monthly cashflow live

• Estimated rent: $791 medium
• Mortgage (P&I): −$406
• Tax from tax record: −$81 /mo · $967/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $106

Break-even live

Break-even rent $657

Max offer price $77,500

Occupancy floor 82%

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $77,500 Active 23 DOM
2. 2026-06-17
   days on market $77,500 Active 22 DOM
3. 2026-06-16
   days on market $77,500 Active 21 DOM
4. 2026-06-15
   days on market $77,500 Active 20 DOM
5. 2026-06-15
   days on market $77,500 Active 19 DOM
6. 2026-06-13
   days on market $77,500 Active 18 DOM
7. 2026-06-12
   days on market $77,500 Active 17 DOM
8. 2026-06-09
   days on market $77,500 Active 14 DOM
9. 2026-06-08
   days on market $77,500 Active 13 DOM
10. 2026-06-08
    days on market $77,500 Active 12 DOM
11. 2026-06-07
    days on market $77,500 Active 11 DOM
12. 2026-06-03
    days on market $77,500 Active 8 DOM
13. 2026-06-02
    days on market $77,500 Active 7 DOM
14. 2026-06-01
    days on market $77,500 Active 6 DOM
15. 2026-05-31
    days on market $77,500 Active 5 DOM
16. 2026-05-26
    listed $77,500 Active

ⓘ 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: $967 · $81/mo
• Projected year-2 tax: $1,418 · $118/mo
• Expected delta: +$452/yr (+$38/mo · 46.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 20 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: $9,494
• − Mortgage interest: −$4,341
• − Property taxes: −$967
• − Insurance: −$388
• − Repairs & maintenance: −$759
• − Management: −$759
• − Depreciation: −$2,255
• Taxable income: $25
• Est. tax owed @ 24.0%: −$6
• After-tax cash flow: $1,263/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

• 2026-05-26 Listed $77,500 FSBO.com

Property tax history

+9.1%/yr

Latest (2025): $967 · +78.3% YoY. Source: county tax records.