3787 Fm 1162 Rd · El Campo, TX 77437

$99,000

2 bd · 1.0 ba · 1,005 sqft · SingleFamily public records · 14 Days on market

Built 1925 1.00 ac lot $99/sqft · at area comps Est $99k · at est. ↓ 40% since listing

---

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 +25.5/30.0
• DSCR +8.5/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Peaceful country living minutes from town. Well arranged 2 bedroom 2 bath home on approximately 1 acre of land. Upstairs is ready to be finished out for additional living area. Large indoor utility room with lots of storage. 2 car garage with storage area. Fronts paved FM 1162.

Key facts

• Acre of land
• Indoor utility room
• 1 acre lot

Tags

• ACRE OF LAND
• INDOOR UTILITY ROOM
• PARTIALLY FINISHED ATTIC

Property features AI

Finance

• Other: Lease considered: No

Exterior

• Parking: Attached garage; 2 garage parking spaces
• Utilities: Well water; Septic tank sewer
• Home design: Residential property; Single-story living (first-floor entry)
• Construction: Built in 1925; Block foundation; Composition roof
• Exterior features: 1.0 acre lot; Lot described as 'Other'

Interior

• Kitchen: Kitchen on the first floor (approx. 15 x 10)
• Bedrooms: Primary bedroom on the first floor (approx. 12 x 16); Additional bedroom on the first floor (approx. 12 x 16)
• Bathrooms: 2 full bathrooms; Primary bathroom on the first floor (approx. 8 x 6); Additional bathroom on the first floor (approx. 6 x 6)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: 7 total rooms; First-floor living areas

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

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 ($1k rent vs $99k).
• Cap rate 9.1% vs local median 3.2% in El Campo — 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 (#204 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, crime D-, amenities F.
• El Campo ISD (town): math 44% / reading 38% proficiency, ranked #387 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Northside El (math 53% / reading 38%, grade D-, #1,112 of 4,322 statewide, top 26%, 464 students, 73% FRL); El Campo Middle (math 41% / reading 33%, grade F, #756 of 1,662 statewide, top 47%, 724 students, 74% FRL); El Campo H S (math 37% / reading 45%, grade F, #774 of 1,632 statewide, top 49%, 1,062 students, 60% FRL) — zoned schools at 69% FRL track the district average.
• Market conditions: 156 active listings in the ZIP; 191 units permitted in Wharton County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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

• Watch-outs: property tax is 2.9% of price; flood insurance adds $125/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.32% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.02%
• DSCR: 1.45
• GRM: 6.3

CMA / ARV

• ARV (median comp): $99,000
• List price: $99,000
• Delta: —
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3787 Fm 1162 Rd	0.00mi	2/2.0	1,005 (0%)	0mo	$99,000	$99	96

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-9,107
• Equity at exit: $14,761

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $1,471
• Equity at exit: $8,560

Cash invested: $27,720 (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 77437

• Home prices YoY: -33.6%
• Active inventory: 156
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,310 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$243 /mo · $2,913/yr
• Insurance: −$41
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $106

Break-even live

Break-even rent $1,175

Max offer price $99,000

Occupancy floor 87%

Sensitivity live

Price	-10% $162	-5% $134	+0% $106	+5% $78	+10% $50
Rent	-10% $3	-5% $54	+0% $106	+5% $158	+10% $210
Rate	-1.0pp $156	-0.5pp $131	base $106	+0.5pp $81	+1.0pp $54

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-12
   status Pending 484-char remark
2. 2026-05-08
   status Pending 484-char remark
3. 2026-04-28
   listed $99,000 Active 484-char remark
4. 2023-05-15
   soldstatus
5. 2023-05-12
   soldstatus Sold 278-char remark

   Show marketing remark (278 chars)

   Peaceful country living minutes from town. Well arranged 2 bedroom 2 bath home on approximately 1 acre of land. Upstairs is ready to be finished out for additional living area. Large indoor utility room with lots of storage. 2 car garage with storage area. Fronts paved FM 1162.

6. 2023-04-17
   status Pending 278-char remark

   Show marketing remark (278 chars)

   Peaceful country living minutes from town. Well arranged 2 bedroom 2 bath home on approximately 1 acre of land. Upstairs is ready to be finished out for additional living area. Large indoor utility room with lots of storage. 2 car garage with storage area. Fronts paved FM 1162.

7. 2023-04-06
   status Option Pending 278-char remark

   Show marketing remark (278 chars)

   Peaceful country living minutes from town. Well arranged 2 bedroom 2 bath home on approximately 1 acre of land. Upstairs is ready to be finished out for additional living area. Large indoor utility room with lots of storage. 2 car garage with storage area. Fronts paved FM 1162.

8. 2023-03-02
   listed $165,000 Active 278-char remark

   Show marketing remark (278 chars)

   Peaceful country living minutes from town. Well arranged 2 bedroom 2 bath home on approximately 1 acre of land. Upstairs is ready to be finished out for additional living area. Large indoor utility room with lots of storage. 2 car garage with storage area. Fronts paved FM 1162.

ⓘ 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: $2,913 · $243/mo
• Projected year-2 tax: $2,913 · $243/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 6/10 Major FEMA zone A · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $15,716
• − Mortgage interest: −$5,546
• − Property taxes: −$2,913
• − Insurance: −$1,997
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$2,880
• Taxable loss: −$135
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $1,307/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: El Campo ISD
• NCES district ID: 4818280
• Math proficiency: 44% ▼ -2.00%
• Reading proficiency: 38% ▲ 1.00%
• Median HH income: $44,351
• Composite: 34.82/100
• National rank: #5102
• State rank: #387 of 826 in TX

Livability — El Campo

• Score: 73/100
• State rank: #204
• US rank: #5196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 18,886
• Population (ZIP): 18,886

Population outlook (Wharton County) Hauer SSP2

• Today (2025): 42,448 people
• By 2030: 42,726 · +0.7%
• By 2040: 43,042 · +1.4%
• By 2050: 43,368 · +2.2%
• By 2075: 44,962 · +5.9%
• By 2100: 44,510 · +4.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 50% White 44% Two or more races 18% Black 6%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 67% English-only · Spanish 32%

Political lean MEDSL · Wharton

• 2024 margin: Solid R (+51.8) · D 23.8% · R 75.6%
• 2008→2024 swing: -20.7pp toward R · 2008: -31.2pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+43.1 2016: R+40.2 2012: R+39.1 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.78%
• Current HPI: 181.5905
• 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

-40.0% since first listed

9 events — show timeline

• 2026-06-11 Sold (MLS) — HARMLS
• 2026-05-12 Pending — HARMLS
• 2026-05-08 Pending — HARMLS
• 2026-04-28 Listed $99,000 HARMLS
• 2023-05-15 Sold (Public Records) — Public Records
• 2023-05-12 Sold (MLS) — HARMLS
• 2023-04-17 Pending — HARMLS
• 2023-04-06 Pending — HARMLS
• 2023-03-02 Listed $165,000 HARMLS

Property tax history

+5.0%/yr

Latest (2025): $2,913 · +8.7% YoY. Source: county tax records.