502 E Heard · Ganado, TX 77962

$150,000

4 bd · 4.0 ba · 2,320 sqft · Townhouse public records · 28 Days on market

Built 1983

---

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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Appreciation +6.7/10.0
• 1% rule +4.7/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This fourplex offers four 1-bedroom, 1-bath units, each thoughtfully designed for comfortable living. Every unit features a full-size kitchen that opens to the living area, creating a functional and inviting space. The oversized bedrooms provide plenty of room to relax and include an en suite bathroom complete with a walk-in shower. With approximately 560 square feet per unit, each layout feels surprisingly spacious while remaining efficient and easy to maintain. All four units are currently leased with annual agreements in place, providing immediate and steady rental income. Whether you’re looking to expand your portfolio or step into investment property ownership, this turn-key fourplex is a solid opportunity in Ganado.

Key facts

• En suite bathroom
• Living area
• Walk-in shower

Tags

• FULL-SIZE KITCHEN
• LIVING AREA
• EN SUITE BATHROOM
• WALK-IN SHOWER
• RENTAL INCOME
• TURN-KEY FOURPLEX

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/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 $145k (3.5% below list).
• Recommended offer: $145k (3.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#70 in TX, #2,570 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Ganado ISD (rural): math 43% / reading 39% proficiency, ranked #345 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ganado H S (math 44% / reading 47%, grade D-, #630 of 1,632 statewide, top 39%, 200 students, 52% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 24 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.4% local appreciation)).
• Jackson County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, 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 28 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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.
• Current owner paid $40k; list at $150k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $144,786 (3.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.97% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.86×
• Total profit: $35,982
• Equity at exit: $70,895

10-year hold

• IRR: 16.1%
• Equity multiple: 3.46×
• Total profit: $103,455
• Equity at exit: $112,017

Cash invested: $42,000 (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 77962

• Home prices YoY: 1.8%
• Active inventory: 24
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,448 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$63 /mo · $762/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $231

Break-even live

Break-even rent $1,155

Max offer price $150,000

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-07
   status Pending 737-char remark

   Show marketing remark (737 chars)

   This fourplex offers four 1-bedroom, 1-bath units, each thoughtfully designed for comfortable living. Every unit features a full-size kitchen that opens to the living area, creating a functional and inviting space. The oversized bedrooms provide plenty of room to relax and include an en suite bathroom complete with a walk-in shower. With approximately 560 square feet per unit, each layout feels surprisingly spacious while remaining efficient and easy to maintain. All four units are currently leased with annual agreements in place, providing immediate and steady rental income. Whether you’re looking to expand your portfolio or step into investment property ownership, this turn-key fourplex is a solid opportunity in Ganado.

2. 2026-04-21
   status Pending
3. 2026-04-09
   historical Active Under Contract 737-char remark

   Show marketing remark (737 chars)

   This fourplex offers four 1-bedroom, 1-bath units, each thoughtfully designed for comfortable living. Every unit features a full-size kitchen that opens to the living area, creating a functional and inviting space. The oversized bedrooms provide plenty of room to relax and include an en suite bathroom complete with a walk-in shower. With approximately 560 square feet per unit, each layout feels surprisingly spacious while remaining efficient and easy to maintain. All four units are currently leased with annual agreements in place, providing immediate and steady rental income. Whether you’re looking to expand your portfolio or step into investment property ownership, this turn-key fourplex is a solid opportunity in Ganado.

4. 2026-04-09
   status Pending

   Show marketing remark (737 chars)

   This fourplex offers four 1-bedroom, 1-bath units, each thoughtfully designed for comfortable living. Every unit features a full-size kitchen that opens to the living area, creating a functional and inviting space. The oversized bedrooms provide plenty of room to relax and include an en suite bathroom complete with a walk-in shower. With approximately 560 square feet per unit, each layout feels surprisingly spacious while remaining efficient and easy to maintain. All four units are currently leased with annual agreements in place, providing immediate and steady rental income. Whether you’re looking to expand your portfolio or step into investment property ownership, this turn-key fourplex is a solid opportunity in Ganado.

5. 2026-03-30
   listed $150,000 Active 737-char remark

   Show marketing remark (737 chars)

   This fourplex offers four 1-bedroom, 1-bath units, each thoughtfully designed for comfortable living. Every unit features a full-size kitchen that opens to the living area, creating a functional and inviting space. The oversized bedrooms provide plenty of room to relax and include an en suite bathroom complete with a walk-in shower. With approximately 560 square feet per unit, each layout feels surprisingly spacious while remaining efficient and easy to maintain. All four units are currently leased with annual agreements in place, providing immediate and steady rental income. Whether you’re looking to expand your portfolio or step into investment property ownership, this turn-key fourplex is a solid opportunity in Ganado.

6. 2026-03-23
   listed $150,000 Active
7. 2015-07-10
   listed $89,900 159-char remark

   Show marketing remark (159 chars)

   Great investment property located inside the city limits. Each 1 bedroom 1 bath unit is currently rented for $350.00 a month. Call office for more information.

8. 1997-12-09
   soldstatus $40,000

ⓘ 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: $762 · $63/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$1,983/yr (+$165/mo · 260.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $17,374
• − Mortgage interest: −$8,402
• − Property taxes: −$762
• − Insurance: −$750
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$4,364
• Taxable income: $317
• Est. tax owed @ 24.0%: −$76
• After-tax cash flow: $2,698/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: Ganado ISD
• NCES district ID: 4820310
• Math proficiency: 43% ▲ 2.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $54,618
• Composite: 35.79/100
• National rank: #4838
• State rank: #345 of 826 in TX

Livability — Ganado

• Score: 78/100
• State rank: #70
• US rank: #2570

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ganado, TX
• City population: 3,325
• Population (ZIP): 3,325

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 16,579 people
• By 2030: 17,480 · +5.4%
• By 2040: 19,328 · +16.6%
• By 2050: 21,182 · +27.8%
• By 2075: 25,781 · +55.5%
• By 2100: 28,184 · +70.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 51% Hispanic / Latino 42% Two or more races 17% Black 5%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Lithuanian 2% Hungarian 2% Romanian 1%
• Foreign-born: 11% · Canada, China
• Languages at home: 69% English-only · Spanish 29% Russian/Polish/Slavic 1% Chinese 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+70.8) · D 14.3% · R 85.1%
• 2008→2024 swing: -22.9pp toward R · 2008: -47.9pp · 2024: -70.8pp
• All cycles: 2024: R+70.8 2020: R+66.2 2016: R+63.7 2012: R+56.5 2008: R+47.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.41%
• Current HPI: 193.3816
• 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

+275.0% since first listed

8 events — show timeline

• 2026-05-07 Pending — CTXMLS
• 2026-04-21 Pending — HARMLS
• 2026-04-09 Contingent — CTXMLS
• 2026-04-09 Pending — HARMLS
• 2026-03-30 Listed $150,000 CTXMLS
• 2026-03-23 Listed $150,000 HARMLS
• 2015-07-10 Listed $89,900 CTXMLS
• 1997-12-09 Sold (Public Records) $40,000 Public Records

Property tax history

-2.2%/yr

Latest (2025): $762 · -3.5% YoY. Source: county tax records.