1576 El Indio Hwy · Eagle Pass, TX 78852

$155,000

3 bd · 2.0 ba · 1,389 sqft · SingleFamily public records · 10 Days on market

Built 1980 6,969 sqft lot $112/sqft · 18% above area Est $194k · 20% under ↓ 11% 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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Original MLS#: 73071; Age Range: UNKNOWN; Appraisal District ID: 19226; Apx Bsmt SqFt: 0; Apx Lot Size SqFt: 0.16; Misc Exterior: Fenced; Qualify: No

Key facts

• Fenced
• 6,969 sq ft lot
• Listed 9 days

Tags

• FENCED

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 $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (5.9% below list).
• Recommended offer: $146k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.4% in Eagle Pass — 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 (#227 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, schools D, commute F.
• Eagle Pass ISD (town): math 15% / reading 28% proficiency, ranked #774 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 461 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 66 units permitted in Maverick County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Maverick County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $19k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,778 (5.9% 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: 0.94% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• GRM: 8.9

CMA / ARV

• ARV (median comp): $193,621
• List price: $155,000
• Delta: -19.95%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1793 Cox St	0.30mi	3/2.0	1,420 (+2%)	8mo	$279,500	$197	76
1789 Cox St Unit N/A	0.30mi	3/2.0	1,381 (-1%)	14mo	$269,500	$195	74
1923 N Cox St Unit N/A	0.35mi	4/2.0 (+1)	1,400 (+1%)	15mo	$180,000	$129	65
1770 Brown St	0.34mi	3/1.0	1,445 (+4%)	14mo	$105,000	$73	62
1895 Wilson St	0.41mi	4/2.0 (+1)	1,410 (+2%)	16mo	$199,500	$141	60
325 Trinity St	0.58mi	3/1.0	1,326 (-4%)	5mo	$105,000	$79	57
165 Los Angeles Dr	0.43mi	3/2.0	1,299 (-6%)	17mo	$265,900	$205	55
250 N Blanco	0.56mi	3/1.0	1,264 (-9%)	5mo	$90,000	$71	51
—	0.66mi	3/2.0	1,364 (-2%)	21mo	$249,900	$183	49
1598 Bryan St	0.29mi	3/1.5	1,234 (-11%)	22mo	$168,000	$136	48
1009 Kiriaka Dr	0.69mi	3/2.0	1,327 (-4%)	19mo	$180,000	$136	45
1979 NE Hillcrest	0.66mi	3/1.0	1,300 (-6%)	13mo	$90,000	$69	43

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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-18,737
• Equity at exit: $23,111

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-8,072
• 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 78852

• Home prices YoY: -27.5%
• Active inventory: 461
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,458 high
• Mortgage (P&I): −$813
• Tax from tax record: −$174 /mo · $2,091/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $100

Break-even live

Break-even rent $1,331

Max offer price $155,000

Occupancy floor 88%

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: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1454 E Garrison St Unit 1 Eagle Pass, TX	2.0	1.0	1034	$1,650	$1.60	43d	1	0.33mi
1009 Kiriaka Dr Eagle Pass, TX	3.0	2.0	1327	$1,600	$1.21	43d	1	0.70mi
130 N Adams St Unit 1 Eagle Pass, TX	2.0	2.0	1250	$1,100	$0.88	43d	1	0.71mi
475 Jefferson St Unit 1 Eagle Pass, TX	2.0	2.0	900	$1,200	$1.33	43d	1	0.83mi
889 Tampico Cir Eagle Pass, TX	4.0	2.0	1495	$1,400	$0.94	43d	1	1.25mi

Listing history 25 events

1. 2026-06-19
   days on market $155,000 Active 10 DOM
2. 2026-06-18
   days on market $155,000 Active 9 DOM
3. 2026-06-17
   days on market $155,000 Active 8 DOM
4. 2026-06-16
   days on market $155,000 Active 7 DOM
5. 2026-06-15
   days on market $155,000 Active 6 DOM
6. 2026-06-14
   days on market $155,000 Active 4 DOM
7. 2026-06-13
   days on market $155,000 Active 3 DOM
8. 2026-06-10
   remarks 149-char remark
9. 2026-06-10
   days on marketlisting id $155,000 Active 1 DOM
10. 2026-06-09
    days on market $155,000 Active 936 DOM
11. 2026-06-08
    days on market $155,000 Active 935 DOM
12. 2026-06-07
    days on market $155,000 Active 934 DOM
13. 2026-06-05
    days on market $155,000 Active 931 DOM
14. 2026-06-02
    days on market $155,000 Active 929 DOM
15. 2026-06-01
    days on market $155,000 Active 928 DOM
16. 2026-05-31
    days on market $155,000 Active 927 DOM
17. 2026-05-30
    days on market $155,000 Active 926 DOM
18. 2026-04-29
    price $155,000
19. 2026-04-02
    status Active
20. 2025-08-16
    price $160,000
21. 2025-03-04
    status Active
22. 2023-11-28
    price $168,500
23. 2023-11-14
    status Active
24. 2022-01-23
    listed $174,000
25. 2017-02-13
    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: $2,091 · $174/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$746/yr (+$62/mo · 35.7%)

ⓘ 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 ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $17,493
• − Mortgage interest: −$8,682
• − Property taxes: −$2,091
• − Insurance: −$775
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$4,509
• Taxable loss: −$1,363
• Est. tax savings @ 24.0%: +$327
• After-tax cash flow: $1,527/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: Eagle Pass ISD
• NCES district ID: 4817730
• Math proficiency: 15% ▼ -41.00%
• Reading proficiency: 28% ▼ -18.00%
• Median HH income: $32,967
• Composite: 17.48/100
• National rank: #9057
• State rank: #774 of 826 in TX

Livability — Eagle Pass

• Score: 73/100
• State rank: #227
• US rank: #5530

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle Pass, TX
• County: Maverick County · 57,434 people
• City population: 57,434
• Metro: Eagle Pass, TX
• Population (ZIP): 57,434
• Household income: $49,954
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 822.0

Population outlook (Maverick County) Hauer SSP2

• Today (2025): 62,919 people
• By 2030: 65,440 · +4.0%
• By 2040: 70,229 · +11.6%
• By 2050: 74,218 · +18.0%
• By 2075: 80,765 · +28.4%
• By 2100: 76,268 · +21.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 53% White 3% Native American 2%
• Hispanic origin (detail): Mexican 91% Puerto Rican 1%
• Foreign-born: 30% · Canada
• Languages at home: 11% English-only · Spanish 88%

Political lean MEDSL · Maverick

• 2024 margin: R (+18.5) · D 40.5% · R 59.0%
• 2008→2024 swing: -75.5pp toward R · 2008: 57.0pp · 2024: -18.5pp
• All cycles: 2024: R+18.5 2020: D+9.4 2016: D+55.8 2012: D+58.0 2008: D+57.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.62%
• Current HPI: 172.9298
• Rent YoY: —
• Metro: Eagle Pass, 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

-10.9% since first listed

8 events — show timeline

• 2026-04-29 Price Changed $155,000 EPBOR
• 2026-04-02 Relisted — EPBOR
• 2025-08-16 Price Changed $160,000 EPBOR
• 2025-03-04 Relisted — EPBOR
• 2023-11-28 Price Changed $168,500 EPBOR
• 2023-11-14 Relisted — EPBOR
• 2022-01-23 Listed $174,000 EPBOR
• 2017-02-13 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,091 · +11.8% YoY. Source: county tax records.