9830 Fm 621 · Staples, TX 78655

$145,499

2 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 370 Days on market

Built 2000 0.25 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 +15.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• DSCR +4.8/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

FIXER UPPER! Located in Martindale, TX, the property at 9830 FM 621 is a great opportunity in Central Texas. 2 structures on the lot. Surrounded by natural beauty and close to the recreational delights of the San Marcos River, it offers an ideal blend of community and convenience, with easy access to nearby cities for amenities and entertainment. While this home requires repairs, it's situated in a great location with local schools and shopping areas. This home features 3 bedrooms, 1 bath and 1 car attached parking. Front of Staples Memorial Park and close to Staples City Hall. Sold As Is but has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home. Call Us Now

Key facts

• Easy access
• Local schools
• Shopping areas

Tags

• EASY ACCESS
• LOCAL SCHOOLS
• SHOPPING AREAS
• FRONT OF STAPLES MEMORIAL PARK
• CLOSE TO STAPLES CITY HALL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $57 ($688/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 $126k (13.3% below list).
• Recommended offer: $126k (13.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#814 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• San Marcos CISD (rural): math 18% / reading 31% proficiency, ranked #731 of 826 in TX (top 88%) — 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: 48 active listings in the ZIP; 2,064 units permitted in Guadalupe County in 2024 (133 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $1k appreciation (1.0% local appreciation)).
• Guadalupe County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 370 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $126,146 (13.3% below list)

Questions for the listing agent

1. It's been on market 370 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.87% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.69%
• DSCR: 1.08
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.15×
• Total profit: $6,245
• Equity at exit: $49,558

10-year hold

• IRR: 7.5%
• Equity multiple: 1.91×
• Total profit: $37,244
• Equity at exit: $65,770

Cash invested: $40,740 (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 78655

• Home prices YoY: 0.5%
• Active inventory: 48
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,261 medium
• Mortgage (P&I): −$763
• Tax from tax record: −$116 /mo · $1,387/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $57

Break-even live

Break-even rent $1,189

Max offer price $145,499

Occupancy floor 90%

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: $36,375
• Closing costs: $4,365
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $145,499 Active 370 DOM
2. 2026-06-17
   days on market $145,499 Active 369 DOM
3. 2026-06-16
   days on market $145,499 Active 368 DOM
4. 2026-06-15
   days on market $145,499 Active 367 DOM
5. 2026-06-13
   days on market $145,499 Active 365 DOM
6. 2026-06-09
   days on market $145,499 Active 361 DOM
7. 2026-06-08
   days on market $145,499 Active 360 DOM
8. 2026-06-07
   days on market $145,499 Active 359 DOM
9. 2026-06-05
   days on market $145,499 Active 356 DOM
10. 2026-06-03
    days on market $145,499 Active 355 DOM
11. 2026-06-02
    days on market $145,499 Active 354 DOM
12. 2026-06-01
    days on market $145,499 Active 353 DOM
13. 2026-05-31
    days on market $145,499 Active 352 DOM
14. 2025-06-13
    listed $145,499 Active 864-char remark

    Show marketing remark (864 chars)

    FIXER UPPER! Located in Martindale, TX, the property at 9830 FM 621 is a great opportunity in Central Texas. 2 structures on the lot. Surrounded by natural beauty and close to the recreational delights of the San Marcos River, it offers an ideal blend of community and convenience, with easy access to nearby cities for amenities and entertainment. While this home requires repairs, it's situated in a great location with local schools and shopping areas. This home features 3 bedrooms, 1 bath and 1 car attached parking. Front of Staples Memorial Park and close to Staples City Hall. Sold As Is but has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home. Call Us Now

ⓘ 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: $1,387 · $116/mo
• Projected year-2 tax: $2,663 · $222/mo
• Expected delta: +$1,276/yr (+$106/mo · 92.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: $15,138
• − Mortgage interest: −$8,150
• − Property taxes: −$1,387
• − Insurance: −$727
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$4,233
• Taxable loss: −$1,782
• Est. tax savings @ 24.0%: +$428
• After-tax cash flow: $1,116/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: San Marcos CISD
• NCES district ID: 4838970
• Math proficiency: 18% ▼ -16.00%
• Reading proficiency: 31% ▼ -8.00%
• Median HH income: $34,538
• Composite: 20.11/100
• National rank: #8644
• State rank: #731 of 826 in TX

Livability — Staples

• Score: 64/100
• State rank: #814
• US rank: #14779

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Staples, TX
• Population (ZIP): 3,687

Population outlook (Guadalupe County) Hauer SSP2

• Today (2025): 196,854 people
• By 2030: 220,210 · +11.9%
• By 2040: 268,004 · +36.1%
• By 2050: 316,333 · +60.7%
• By 2075: 434,747 · +120.8%
• By 2100: 520,447 · +164.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% Two or more races 40% White 33% Black 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Lithuanian 6% Italian 1% Serbian 1%
• Foreign-born: 16% · Canada, China
• Languages at home: 66% English-only · Spanish 32% Russian/Polish/Slavic 1% Chinese 1%

Political lean MEDSL · Guadalupe

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: +1.5pp toward D · 2008: -31.0pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+24.2 2016: R+31.8 2012: R+35.1 2008: R+31.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.99%
• Current HPI: 221.4376
• 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

• 2025-06-13 Listed $145,499 HARMLS

Property tax history

-0.3%/yr

Latest (2026): $1,387 · +95.1% YoY. Source: county tax records.