1103 Maple · Jourdanton, TX 78026

$348,500

6 bd · 4.0 ba · 2,670 sqft · MultiFamily public records · 157 Days on market

Built 2012 4,617 sqft lot $131/sqft · 16% below area Est $415k · 16% under

---

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).

• ARV discount +14.7/15.0
• Cash flow +7.9/30.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great Investment opportunity with a very low vacancy rate, both are 3 bedroom 2 baths units with 2 car garages. They are addressed as 1101 and 1103 Maple street, fenced back yards. Property has been professional managed since newly constructed.

Key facts

• Low vacancy rate
• Fenced back yards
• Professional managed

Tags

• INVESTMENT OPPORTUNITY
• LOW VACANCY RATE
• FENCED BACK YARDS
• PROFESSIONAL MANAGED

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2-bath units multifamily listed at $348k.

Deal economics

• At list price, monthly cash flow is $-373 ($-4k/yr) — negative. Per door: $-186/mo.
• To cash-flow at today's rent, offer at most $283k (18.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (24.4% below list).
• Recommended offer: $264k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.5% in Jourdanton — 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 68/100 on livability (#474 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Jourdanton ISD (town): math 46% / reading 44% proficiency, ranked #258 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jourdanton El (math 46% / reading 38%, grade F, #1,335 of 4,322 statewide, top 33%, 468 students, 60% FRL); Jourdanton J H (math 41% / reading 45%, grade D-, #540 of 1,662 statewide, top 33%, 377 students, 56% FRL); Jourdanton H S (math 62% / reading 57%, grade C+, #275 of 1,632 statewide, top 19%, 442 students, 50% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 169 active listings in the ZIP; 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($307k) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,600 (24.4% 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 157 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.76% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.58%
• DSCR: 0.80
• GRM: 11.0

CMA / ARV

• ARV (median comp): $414,535
• List price: $348,500
• Delta: -15.93%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.0%
• Equity multiple: 0.18×
• Total profit: $-80,146
• Equity at exit: $51,962

10-year hold

• IRR: -19.2%
• Equity multiple: -0.03×
• Total profit: $-100,084
• Equity at exit: $30,132

Cash invested: $97,580 (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 78026

• Home prices YoY: -10.1%
• Active inventory: 169
• Price-to-rent: 22.0×

Monthly cashflow live

• Estimated rent: $2,636 medium
• Mortgage (P&I): −$1,828
• Tax from tax record: −$482 /mo · $5,789/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $-373

Break-even live

Break-even rent $3,108

Max offer price $282,646

Occupancy floor —

Sensitivity live

Price	-10% $-176	-5% $-274	+0% $-373	+5% $-471	+10% $-570
Rent	-10% $-581	-5% $-477	+0% $-373	+5% $-269	+10% $-165
Rate	-1.0pp $-197	-0.5pp $-284	base $-373	+0.5pp $-463	+1.0pp $-555

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,636
Total (2 units)			$2,636

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: $87,125
• Closing costs: $10,455
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $348,500 Active 157 DOM
2. 2026-06-21
   days on market $348,500 Active 156 DOM
3. 2026-06-18
   days on market $348,500 Active 154 DOM
4. 2026-06-17
   days on market $348,500 Active 153 DOM
5. 2026-06-16
   days on market $348,500 Active 152 DOM
6. 2026-06-15
   days on market $348,500 Active 151 DOM
7. 2026-06-13
   days on market $348,500 Active 149 DOM
8. 2026-06-12
   days on market $348,500 Active 148 DOM
9. 2026-06-10
   days on market $348,500 Active 145 DOM
10. 2026-06-08
    days on market $348,500 Active 144 DOM
11. 2026-06-08
    days on market $348,500 Active 143 DOM
12. 2026-06-07
    days on market $348,500 Active 142 DOM
13. 2026-06-03
    days on market $348,500 Active 139 DOM
14. 2026-06-02
    days on market $348,500 Active 138 DOM
15. 2026-06-01
    days on market $348,500 Active 137 DOM
16. 2026-05-31
    days on market $348,500 Active 136 DOM
17. 2026-01-15
    listed $348,500 New 246-char remark

    Show marketing remark (246 chars)

    Great Investment opportunity with a very low vacancy rate, both are 3 bedroom 2 baths units with 2 car garages. They are addressed as 1101 and 1103 Maple street, fenced back yards. Property has been professional managed since newly constructed.

18. 2011-03-17
    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: $5,789 · $482/mo
• Projected year-2 tax: $6,378 · $531/mo
• Expected delta: +$588/yr (+$49/mo · 10.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 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: $31,632
• − Mortgage interest: −$19,521
• − Property taxes: −$5,789
• − Insurance: −$1,742
• − Repairs & maintenance: −$2,531
• − Management: −$2,531
• − Depreciation: −$10,138
• Taxable loss: −$10,621
• Est. tax savings @ 24.0%: +$2,549
• After-tax cash flow: $-1,924/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: Jourdanton ISD
• NCES district ID: 4824960
• Math proficiency: 46% ▼ -3.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $51,581
• Composite: 38.81/100
• National rank: #4116
• State rank: #258 of 826 in TX

Livability — Jourdanton

• Score: 68/100
• State rank: #474
• US rank: #9531

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jourdanton, TX
• Population (ZIP): 6,438

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 51% Hispanic / Latino 42% Two or more races 20% Asian 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 10% · Canada
• Languages at home: 71% English-only · Spanish 27% Tagalog/Filipino 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: ▼ -23.13%
• Current HPI: 205.0473
• 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

• 2026-01-15 Listed $348,500 LERA
• 2011-03-17 Sold (Public Records) — Public Records

Property tax history

+42.8%/yr

Latest (2024): $5,789 · +16.5% YoY. Source: county tax records.