719 E Trinity · Pearsall, TX 78061

$135,000

2 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 190 Days on market

Built 1977 0.51 ac lot $124/sqft · at area comps Est $136k · at est.

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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 +10.1/30.0
• ARV discount +7.8/15.0
• Appreciation +7.4/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Discover the charm of this classic Pearsall home set on 3 generous lots with mature trees and room to roam. Inside, you'll love the gorgeous worignal wood flooring, cozy layout, and thoughtful updates including upgraded electrical , newer AC, and redone ductwork for peace of mind. The 2 bedroom, 1 bath floorplan is perfect for simple living, downsizing, or rental potential. Out back, an old barn adds rustic flair and great storage. This is a rare opportunity to own a home filled with Pearsall history.

Key facts

• Newer ac
• Great storage
• Pearsall history

Tags

• CLASSIC PEARSALL HOME
• UPGRADED ELECTRICAL
• NEWER AC
• REDONE DUCTWORK
• GREAT STORAGE
• PEARSALL HISTORY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-78 ($-936/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (21.3% below list).
• Recommended offer: $106k (21.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#374 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, schools F, amenities F.
• Pearsall ISD (town): math 12% / reading 19% proficiency, ranked #810 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 active listings in the ZIP; 12 units permitted in Frio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($933 loan paydown + $7k appreciation (4.9% local appreciation)).
• Frio County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,252 (21.3% 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 190 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — 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. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.48%
• DSCR: 0.89
• GRM: 10.6

CMA / ARV

• ARV (median comp): $135,825
• List price: $135,000
• Delta: -0.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 E Trinity	0.21mi	3/1.0 (+1)	1,145 (+5%)	9mo	$190,000	$166	70
1004 E San Marcos	0.34mi	2/1.0	1,200 (+10%)	6mo	$164,000	$137	62
520 S Ash St	0.57mi	2/2.0	1,243 (+14%)	4mo	$215,000	$173	43
1309 E Medina	0.62mi	3/1.0 (+1)	962 (-12%)	6mo	$165,500	$172	42
1116 E Nueces	0.74mi	2/1.0	1,125 (+3%)	24mo	$112,500	$100	41

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

Projected returns pro-forma

4.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.66×
• Total profit: $25,058
• Equity at exit: $75,334

10-year hold

• IRR: 11.9%
• Equity multiple: 3.13×
• Total profit: $80,609
• Equity at exit: $129,061

Cash invested: $37,800 (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 78061

• Home prices YoY: 5.4%
• Active inventory: 45
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,063 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$153 /mo · $1,838/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $-78

Break-even live

Break-even rent $1,161

Max offer price $121,226

Occupancy floor —

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $135,000 Active 190 DOM
2. 2026-06-17
   days on market $135,000 Active 189 DOM
3. 2026-06-16
   days on market $135,000 Active 188 DOM
4. 2026-06-15
   days on market $135,000 Active 187 DOM
5. 2026-06-15
   days on market $135,000 Active 186 DOM
6. 2026-06-13
   days on market $135,000 Active 185 DOM
7. 2026-06-12
   days on market $135,000 Active 184 DOM
8. 2026-06-10
   days on market $135,000 Active 181 DOM
9. 2026-06-08
   days on market $135,000 Active 180 DOM
10. 2026-06-08
    days on market $135,000 Active 179 DOM
11. 2026-06-05
    days on market $135,000 Active 177 DOM
12. 2026-06-03
    days on market $135,000 Active 175 DOM
13. 2026-06-02
    days on market $135,000 Active 174 DOM
14. 2026-06-01
    days on market $135,000 Active 173 DOM
15. 2026-05-31
    days on market $135,000 Active 172 DOM
16. 2025-12-08
    listed $135,000 New 510-char remark

    Show marketing remark (510 chars)

    Discover the charm of this classic Pearsall home set on 3 generous lots with mature trees and room to roam. Inside, you'll love the gorgeous worignal wood flooring, cozy layout, and thoughtful updates including upgraded electrical , newer AC, and redone ductwork for peace of mind. The 2 bedroom, 1 bath floorplan is perfect for simple living, downsizing, or rental potential. Out back, an old barn adds rustic flair and great storage. This is a rare opportunity to own a home filled with Pearsall history.

17. 1989-01-09
    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: $1,838 · $153/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$633/yr (+$53/mo · 34.4%)

ⓘ 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 8/10 Severe 7 d/yr ≥110°F today · 20 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: $12,750
• − Mortgage interest: −$7,562
• − Property taxes: −$1,838
• − Insurance: −$675
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$3,927
• Taxable loss: −$3,292
• Est. tax savings @ 24.0%: +$790
• After-tax cash flow: $-146/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: Pearsall ISD
• NCES district ID: 4834470
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 19% ▼ -12.00%
• Median HH income: $36,681
• Composite: 12.89/100
• National rank: #9588
• State rank: #810 of 826 in TX

Livability — Pearsall

• Score: 70/100
• State rank: #374
• US rank: #7921

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: Pearsall, TX
• Population (ZIP): 9,968

Population outlook (Frio County) Hauer SSP2

• Today (2025): 22,420 people
• By 2030: 24,445 · +9.0%
• By 2040: 28,783 · +28.4%
• By 2050: 33,604 · +49.9%
• By 2075: 46,166 · +105.9%
• By 2100: 52,553 · +134.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 38% White 11% Black 3%
• Hispanic origin (detail): Mexican 72%
• Foreign-born: 12% · Canada
• Languages at home: 47% English-only · Spanish 52%

Political lean MEDSL · Frio

• 2024 margin: Strong R (+24.6) · D 37.5% · R 62.0%
• 2008→2024 swing: -43.3pp toward R · 2008: 18.7pp · 2024: -24.6pp
• All cycles: 2024: R+24.6 2020: R+7.6 2016: D+6.3 2012: D+20.6 2008: D+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.86%
• Current HPI: 94.1821
• 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

• 2025-12-08 Listed $135,000 LERA
• 1989-01-09 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,838 · +10.5% YoY. Source: county tax records.