667 N Glenn Ave · La Pryor, TX 78872

$95,000

2 bd · 1.0 ba · 1,596 sqft · SingleFamily public records · 183 Days on market

Built 1962 8,250 ac lot $60/sqft · 39% below area

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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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.2/10.0
• Appreciation +6.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Charming fixer-upper nestled on a spacious corner lot, this three-bedroom, one-bath home is brimming with potential! While it does need some TLC, the property offers a solid foundation and endless possibilities. Enjoy the outdoor space with inviting patios, and benefit from a spacious carport. Perfect for investors or those looking to create their dream home. Don't miss out on this gem!

Key facts

• Inviting patios
• Solid foundation
• Spacious carport

Tags

• CORNER LOT
• OUTDOOR SPACE
• INVITING PATIOS
• SPACIOUS CARPORT
• SOLID FOUNDATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,142 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: health & safety C-, housing D, schools F.
• La Pryor ISD (rural): math 17% / reading 31% proficiency, ranked #745 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 18 active listings in the ZIP; 3 units permitted in Zavala County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($657 loan paydown + $2k appreciation (2.0% local appreciation)).
• Zavala County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.72%
• DSCR: 1.34
• GRM: 7.4

CMA / ARV

• ARV (median comp): $208,995
• List price: $95,000
• Delta: -54.54%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
181 E Evelyn St	0.73mi	3/2.0 (+1)	1,508 (-6%)	20mo	$255,000	$169	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.66×
• Total profit: $17,428
• Equity at exit: $37,457

10-year hold

• IRR: 14.9%
• Equity multiple: 3.00×
• Total profit: $53,224
• Equity at exit: $53,929

Cash invested: $26,600 (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 78872

• Home prices YoY: 1.4%
• Active inventory: 18
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,067 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$134 /mo · $1,609/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $171

Break-even live

Break-even rent $850

Max offer price $95,000

Occupancy floor 79%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-12
   days on market $95,000 Active 183 DOM
2. 2026-06-09
   days on market $95,000 Active 180 DOM
3. 2026-06-08
   days on market $95,000 Active 179 DOM
4. 2026-06-07
   days on market $95,000 Active 178 DOM
5. 2026-06-02
   days on market $95,000 Active 173 DOM
6. 2026-06-01
   days on market $95,000 Active 172 DOM
7. 2026-05-31
   days on market $95,000 Active 171 DOM
8. 2026-05-30
   days on market $95,000 Active 170 DOM
9. 2025-12-11
   listed $95,000 New 389-char remark

   Show marketing remark (389 chars)

   Charming fixer-upper nestled on a spacious corner lot, this three-bedroom, one-bath home is brimming with potential! While it does need some TLC, the property offers a solid foundation and endless possibilities. Enjoy the outdoor space with inviting patios, and benefit from a spacious carport. Perfect for investors or those looking to create their dream home. Don't miss out on this gem!

10. 2023-07-07
    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: $1,609 · $134/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$129/yr (+$11/mo · 8.0%)

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

Taxation est. · year 1

• Rental income: $12,806
• − Mortgage interest: −$5,321
• − Property taxes: −$1,609
• − Insurance: −$475
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$2,764
• Taxable income: $587
• Est. tax owed @ 24.0%: −$141
• After-tax cash flow: $1,913/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: La Pryor ISD
• NCES district ID: 4826250
• Math proficiency: 17% ▼ -18.00%
• Reading proficiency: 31% ▼ -8.00%
• Median HH income: $32,792
• Composite: 19.53/100
• National rank: #8767
• State rank: #745 of 826 in TX

Livability — La Pryor

• Score: 59/100
• State rank: #1142
• US rank: #20125

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Pryor, TX
• Population (ZIP): 1,166

Population outlook (Zavala County) Hauer SSP2

• Today (2025): 13,393 people
• By 2030: 13,993 · +4.5%
• By 2040: 15,186 · +13.4%
• By 2050: 16,332 · +21.9%
• By 2075: 18,742 · +39.9%
• By 2100: 18,814 · +40.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 52% Black 6% White 3% Asian 3%
• Hispanic origin (detail): Mexican 88%
• Foreign-born: 7% · Canada
• Languages at home: 35% English-only · Spanish 65%

Political lean MEDSL · Zavala

• 2024 margin: D (+14.4) · D 56.8% · R 42.4%
• 2008→2024 swing: -54.4pp toward R · 2008: 68.8pp · 2024: 14.4pp
• All cycles: 2024: D+14.4 2020: D+31.4 2016: D+57.3 2012: D+67.6 2008: D+68.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.00%
• Current HPI: 144.9544
• 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

2 events — show timeline

• 2025-12-11 Listed $95,000 LERA
• 2023-07-07 Sold (Public Records) — Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,609 · +28.1% YoY. Source: county tax records.