302 W 10th St · Post, TX 79356

$124,500

3 bd · 1.0 ba · 1,621 sqft · SingleFamily public records · 112 Days on market

Built 1945 0.28 ac lot

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Why this score? — see what drove the D 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 +11.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Flooded with natural light and full of personality, this Craftsman style stucco home in Post, Texas blends historic charm with meaningful updates. Original hardwood floors, a quirky and inviting interior layout, refreshed stucco, and newer HVAC system make it both comfortable and character rich. The three-bedroom, one-bath layout offers warm, functional living spaces with the kind of details you only find in older homes. Outside, an outbuilding with electricity and water adds valuable flexibility—ideal for a studio, workshop, or purposeful storage. A bright, charming home with history, updates, and room to create—ready to explore. #LetsgotoPost

Key facts

• Refreshed stucco
• Craftsman style
• Newer hvac system

Tags

• CRAFTSMAN STYLE
• ORIGINAL HARDWOOD FLOORS
• REFRESHED STUCCO
• NEWER HVAC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $-35 ($-422/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (17.7% below list).
• Recommended offer: $102k (17.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#502 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: employment C-, crime F, amenities F.
• Post ISD (town): math 34% / reading 33% proficiency, ranked #545 of 826 in TX (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Post El (math 42% / reading 37%, grade F, #1,545 of 4,322 statewide, top 38%, 341 students, 76% FRL); Post Middle (math 22% / reading 27%, grade F, #1,279 of 1,662 statewide, top 78%, 183 students, 66% FRL); Post H S (math 74% / reading 54%, grade B-, #199 of 1,632 statewide, top 14%, 217 students, 61% FRL).
• Market conditions: 22 active listings in the ZIP; 5 units permitted in Garza County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($861 loan paydown + $3k appreciation (2.2% local appreciation)).
• Garza County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,494 (17.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.21×
• Total profit: $7,427
• Equity at exit: $50,302

10-year hold

• IRR: 7.5%
• Equity multiple: 2.05×
• Total profit: $36,475
• Equity at exit: $73,365

Cash invested: $34,860 (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 79356

• Home prices YoY: 2.2%
• Active inventory: 22
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,025 medium
• Mortgage (P&I): −$653
• Tax from tax record: −$140 /mo · $1,681/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $-35

Break-even live

Break-even rent $1,069

Max offer price $118,292

Occupancy floor 98%

Sensitivity live

Price	-10% $35	-5% $0	+0% $-35	+5% $-70	+10% $-106
Rent	-10% $-116	-5% $-76	+0% $-35	+5% $5	+10% $46
Rate	-1.0pp $28	-0.5pp $-3	base $-35	+0.5pp $-67	+1.0pp $-100

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-15
   days on market $124,500 Active 112 DOM
2. 2026-06-15
   days on market $124,500 Active 111 DOM
3. 2026-06-13
   days on market $124,500 Active 110 DOM
4. 2026-06-12
   days on market $124,500 Active 109 DOM
5. 2026-06-09
   days on market $124,500 Active 106 DOM
6. 2026-06-08
   days on market $124,500 Active 105 DOM
7. 2026-06-08
   days on market $124,500 Active 104 DOM
8. 2026-06-05
   days on market $124,500 Active 102 DOM
9. 2026-06-03
   days on market $124,500 Active 100 DOM
10. 2026-06-02
    days on market $124,500 Active 99 DOM
11. 2026-06-01
    days on market $124,500 Active 98 DOM
12. 2026-05-31
    days on market $124,500 Active 97 DOM
13. 2026-02-16
    listed $124,500 Active 664-char remark

    Show marketing remark (664 chars)

    Flooded with natural light and full of personality, this Craftsman style stucco home in Post, Texas blends historic charm with meaningful updates. Original hardwood floors, a quirky and inviting interior layout, refreshed stucco, and newer HVAC system make it both comfortable and character rich. The three-bedroom, one-bath layout offers warm, functional living spaces with the kind of details you only find in older homes. Outside, an outbuilding with electricity and water adds valuable flexibility—ideal for a studio, workshop, or purposeful storage. A bright, charming home with history, updates, and room to create—ready to explore. #LetsgotoPost

14. 2008-08-26
    soldstatus
15. 2006-08-22
    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: $1,681 · $140/mo
• Projected year-2 tax: $2,278 · $190/mo
• Expected delta: +$597/yr (+$50/mo · 35.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,299
• − Mortgage interest: −$6,974
• − Property taxes: −$1,681
• − Insurance: −$622
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$3,622
• Taxable loss: −$2,568
• Est. tax savings @ 24.0%: +$616
• After-tax cash flow: $195/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: Post ISD
• NCES district ID: 4835490
• Math proficiency: 34% ▼ -3.00%
• Reading proficiency: 33% ▲ 5.00%
• Median HH income: $46,804
• Composite: 28.81/100
• National rank: #6661
• State rank: #545 of 826 in TX

Livability — Post

• Score: 68/100
• State rank: #502
• US rank: #9963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Post, TX
• Population (ZIP): 5,362

Population outlook (Garza County) Hauer SSP2

• Today (2025): 6,497 people
• By 2030: 6,615 · +1.8%
• By 2040: 6,551 · +0.8%
• By 2050: 6,734 · +3.6%
• By 2075: 6,642 · +2.2%
• By 2100: 5,430 · -16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 51% White 36% Two or more races 18% Black 10%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Italian 2% Iranian 1% Slovak 1%
• Foreign-born: 17% · Canada, China, Jamaica
• Languages at home: 60% English-only · Spanish 39% Chinese 1%

Political lean MEDSL · Garza

• 2024 margin: Solid R (+72.6) · D 13.3% · R 85.9%
• 2008→2024 swing: -16.5pp toward R · 2008: -56.1pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+71.5 2016: R+67.7 2012: R+63.4 2008: R+56.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.18%
• Current HPI: 101.9858
• 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

3 events — show timeline

• 2026-02-16 Listed $124,500 LARMLS
• 2008-08-26 Sold (Public Records) — Public Records
• 2006-08-22 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,681 · +11.8% YoY. Source: county tax records.