19524 S Benton · Lytle, TX 78052

$250,000

4 bd · 2.0 ba · 2,406 sqft · SingleFamily public records · 122 Days on market

Built 1970 0.49 ac lot $104/sqft · 12% below area Est $284k · 12% under

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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 +14.9/30.0
• ARV discount +12.9/15.0
• Appreciation +8.1/10.0
• 1% rule +4.6/10.0
• DSCR +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Situated on a half-acre lot, this home offers 2,400 square feet of living space, ideal for both everyday comfort and effortless convenience. The main floor offers an open, flowing layout where the living room connects seamlessly to the formal dining area and an oversized kitchen that serves as the heart of the home. Featuring ample cabinet, and space for gathering, the kitchen is ideal for preparing meals or hosting guests. With two separate living areas, this home provides exceptional flexibility, perfect for a media room, game room, or home office. You'll find four generously sized bedrooms, including a primary suite complete with a private ensuite bathroom for added comfort and privacy. Outside a spacious backyard offers endless possibilities, whether you envision outdoor dining, gardening, or creating your own personal retreat. Don't miss the opportunity to make it yours, schedule a showing today!

Key facts

• Spacious backyard
• Oversized kitchen
• Quarter-acre lot

Tags

• QUARTER-ACRE LOT
• OPEN FLOWING LAYOUT
• OVERSIZED KITCHEN
• TWO SEPARATE LIVING AREAS
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $72 ($866/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 $239k (4.5% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 3.8% in Lytle — 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 69/100 on livability (#404 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Lytle ISD (rural): math 24% / reading 27% proficiency, ranked #690 of 826 in TX (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 107 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($2k loan paydown + $16k appreciation (6.2% local appreciation)).
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 1970 — 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: 0.96% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 8.7

CMA / ARV

• ARV (median comp): $283,962
• List price: $250,000
• Delta: -11.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15910 FM 463 Esm	0.45mi	3/2.5 (-1)	2,459 (+2%)	9mo	$599,999	$244	61
19280 Blume	0.64mi	3/2.0 (-1)	2,295 (-5%)	3mo	$275,000	$120	55
15314 Oak	0.24mi	3/1.0 (-1)	2,080 (-14%)	4mo	$189,000	$91	54

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

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 2.15×
• Total profit: $80,584
• Equity at exit: $161,114

10-year hold

• IRR: 16.7%
• Equity multiple: 4.32×
• Total profit: $232,677
• Equity at exit: $295,648

Cash invested: $70,000 (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 78052

• Home prices YoY: 2.9%
• Active inventory: 107
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,388 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$399 /mo · $4,793/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $72

Break-even live

Break-even rent $2,297

Max offer price $250,000

Occupancy floor 92%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16004 Tassel Br Lytle, TX	2.0–5.0	2.0–2.5	1558	$2,388	$1.53	1d	1	1.10mi

Listing history 16 events

1. 2026-06-18
   days on market $250,000 Active 122 DOM
2. 2026-06-17
   days on market $250,000 Active 121 DOM
3. 2026-06-16
   days on market $250,000 Active 120 DOM
4. 2026-06-15
   days on market $250,000 Active 119 DOM
5. 2026-06-15
   days on market $250,000 Active 118 DOM
6. 2026-06-13
   days on market $250,000 Active 117 DOM
7. 2026-06-12
   days on market $250,000 Active 116 DOM
8. 2026-06-10
   days on market $250,000 Active 113 DOM
9. 2026-06-08
   days on market $250,000 Active 112 DOM
10. 2026-06-08
    days on market $250,000 Active 111 DOM
11. 2026-06-05
    days on market $250,000 Active 109 DOM
12. 2026-06-03
    days on market $250,000 Active 107 DOM
13. 2026-06-02
    days on market $250,000 Active 106 DOM
14. 2026-06-01
    days on market $250,000 Active 105 DOM
15. 2026-05-31
    days on market $250,000 Active 104 DOM
16. 2026-02-16
    listed $250,000 New 914-char remark

    Show marketing remark (914 chars)

    Situated on a half-acre lot, this home offers 2,400 square feet of living space, ideal for both everyday comfort and effortless convenience. The main floor offers an open, flowing layout where the living room connects seamlessly to the formal dining area and an oversized kitchen that serves as the heart of the home. Featuring ample cabinet, and space for gathering, the kitchen is ideal for preparing meals or hosting guests. With two separate living areas, this home provides exceptional flexibility, perfect for a media room, game room, or home office. You'll find four generously sized bedrooms, including a primary suite complete with a private ensuite bathroom for added comfort and privacy. Outside a spacious backyard offers endless possibilities, whether you envision outdoor dining, gardening, or creating your own personal retreat. Don't miss the opportunity to make it yours, schedule a showing today!

ⓘ 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: $4,793 · $399/mo
• Projected year-2 tax: $4,793 · $399/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 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 18 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: $28,660
• − Mortgage interest: −$14,004
• − Property taxes: −$4,793
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,293
• − Management: −$2,293
• − Depreciation: −$7,273
• Taxable loss: −$3,245
• Est. tax savings @ 24.0%: +$779
• After-tax cash flow: $1,645/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: Lytle ISD
• NCES district ID: 4828650
• Math proficiency: 24% ▼ -7.00%
• Reading proficiency: 27% ▼ -3.00%
• Median HH income: $54,478
• Composite: 22.9/100
• National rank: #8004
• State rank: #690 of 826 in TX

Livability — Lytle

• Score: 69/100
• State rank: #404
• US rank: #8374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lytle, TX
• Population (ZIP): 6,221

Population outlook (Atascosa County) Hauer SSP2

• Today (2025): 57,233 people
• By 2030: 61,729 · +7.9%
• By 2040: 71,122 · +24.3%
• By 2050: 80,906 · +41.4%
• By 2075: 106,134 · +85.4%
• By 2100: 122,415 · +113.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (66%)
• Race & ethnicity: Hispanic / Latino 66% White 32% Two or more races 22% Native American 2%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Lithuanian 3% Greek 2% Iranian 1%
• Foreign-born: 11% · Canada
• Languages at home: 54% English-only · Spanish 44% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Atascosa

• 2024 margin: Solid R (+43.3) · D 27.9% · R 71.3%
• 2008→2024 swing: -32.8pp toward R · 2008: -10.5pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+34.0 2016: R+29.1 2012: R+18.3 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.25%
• Current HPI: 221.8201
• 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

• 2026-02-16 Listed $250,000 LERA

Property tax history

+8.4%/yr

Latest (2025): $4,793 · +10.0% YoY. Source: county tax records.