TBD N San Antonio · Sabinal, TX 78801

$99,000

3 bd · 2.0 ba · 1,608 sqft · SingleFamily · 200 Days on market

Built 2000 Fair condition 4,181 sqft lot $62/sqft · 47% below area Est $186k · 47% under ↓ 18% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your chance to own a home in a prime Sabinal location just minutes from Hwy 90! This 3 bed, 2 bath double wide sits on a great lot and is priced to SELL FAST. Home is being sold AS IS, making it a perfect opportunity for buyers looking for affordability and potential. Don't miss out, homes at this price don't last!

Key facts

• 4,181 sq ft lot
• Built 2000
• Listed 200 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#1,346 in TX) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A-; Watch: schools D-, amenities F, commute F.
• Sabinal ISD (rural): math 25% / reading 31% proficiency, ranked #686 of 826 in TX (top 83%) — 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: 224 active listings in the ZIP; 17 units permitted in Uvalde County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Uvalde County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.55% ✓
• Cap rate: 12.68%
• Cash-on-cash: 22.80%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (median comp): $185,867
• List price: $99,000
• Delta: -46.74%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
419 W Culberson St	0.52mi	3/1.0	1,581 (-2%)	23mo	$80,000	$51	50
311 E Kennedy Ave	0.26mi	4/2.0 (+1)	1,843 (+15%)	21mo	$229,500	$125	41

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

Projected returns pro-forma

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

5-year hold

• IRR: 15.7%
• Equity multiple: 1.63×
• Total profit: $17,531
• Equity at exit: $14,761

10-year hold

• IRR: 24.4%
• Equity multiple: 3.11×
• Total profit: $58,560
• Equity at exit: $8,560

Cash invested: $27,720 (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 78801

• Active inventory: 224
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,533 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $527

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 61%

Sensitivity live

Price	-10% $595	-5% $561	+0% $527	+5% $493	+10% $458
Rent	-10% $406	-5% $466	+0% $527	+5% $587	+10% $648
Rate	-1.0pp $577	-0.5pp $552	base $527	+0.5pp $501	+1.0pp $475

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $99,000 Active 200 DOM
2. 2026-06-18
   days on market $99,000 Active 198 DOM
3. 2026-06-17
   days on market $99,000 Active 197 DOM
4. 2026-06-16
   days on market $99,000 Active 196 DOM
5. 2026-06-15
   days on market $99,000 Active 195 DOM
6. 2026-06-15
   days on market $99,000 Active 194 DOM
7. 2026-06-13
   days on market $99,000 Active 193 DOM
8. 2026-06-12
   statusdays on market $99,000 Active 192 DOM
9. 2026-06-09
   days on market $99,000 Back on Market 189 DOM
10. 2026-06-08
    days on market $99,000 Back on Market 188 DOM
11. 2026-06-08
    days on market $99,000 Back on Market 187 DOM
12. 2026-06-05
    days on market $99,000 Back on Market 185 DOM
13. 2026-06-03
    days on market $99,000 Back on Market 183 DOM
14. 2026-06-02
    days on market $99,000 Back on Market 182 DOM
15. 2026-06-02
    status $99,000 Back on Market 181 DOM
16. 2026-05-31
    days on market $99,000 Active 181 DOM
17. 2026-04-03
    price $99,000 317-char remark

    Show marketing remark (317 chars)

    Your chance to own a home in a prime Sabinal location just minutes from Hwy 90! This 3 bed, 2 bath double wide sits on a great lot and is priced to SELL FAST. Home is being sold AS IS, making it a perfect opportunity for buyers looking for affordability and potential. Don't miss out, homes at this price don't last!

18. 2025-12-19
    price $115,000 317-char remark

    Show marketing remark (317 chars)

    Your chance to own a home in a prime Sabinal location just minutes from Hwy 90! This 3 bed, 2 bath double wide sits on a great lot and is priced to SELL FAST. Home is being sold AS IS, making it a perfect opportunity for buyers looking for affordability and potential. Don't miss out, homes at this price don't last!

19. 2025-11-24
    listed $120,000 New 317-char remark

    Show marketing remark (317 chars)

    Your chance to own a home in a prime Sabinal location just minutes from Hwy 90! This 3 bed, 2 bath double wide sits on a great lot and is priced to SELL FAST. Home is being sold AS IS, making it a perfect opportunity for buyers looking for affordability and potential. Don't miss out, homes at this price don't last!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,394
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$2,880
• Taxable income: $5,045
• Est. tax owed @ 24.0%: −$1,211
• After-tax cash flow: $5,110/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.

Condition & rehab AI · 4 photos

Fair 45/100 Moderate rehab

This single-family home in Sabinal requires moderate renovations, focusing on ceiling repair and kitchen updates, to significantly boost its resale and rental value.

Repairs flagged

• Major ceiling — visible water damage
• Moderate kitchen cabinets — dated design

Value-add opportunities

• Both ceiling repair and painting — improves aesthetics and functionality
• Both new kitchen cabinets — enhances functionality and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
ceiling · visible water damage	Major	$15,000–50,000
kitchen cabinets · dated design	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$18,000–65,000

Value-add ROI direction

• Both ceiling repair and painting — improves aesthetics and functionality ↑
• Both new kitchen cabinets — enhances functionality and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sabinal ISD
• NCES district ID: 4838430
• Math proficiency: 25% ▼ -6.00%
• Reading proficiency: 31% ▼ -3.00%
• Median HH income: $35,048
• Composite: 23.09/100
• National rank: #7965
• State rank: #686 of 826 in TX

Livability — Sabinal

• Score: 55/100
• State rank: #1346
• US rank: #23212

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sabinal, TX
• Population (ZIP): 21,487

Population outlook (Uvalde County) Hauer SSP2

• Today (2025): 28,865 people
• By 2030: 29,675 · +2.8%
• By 2040: 31,256 · +8.3%
• By 2050: 32,790 · +13.6%
• By 2075: 37,013 · +28.2%
• By 2100: 37,306 · +29.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% White 20% Two or more races 18% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 69% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Serbian 1% Slovak 1%
• Foreign-born: 11% · Canada
• Languages at home: 48% English-only · Spanish 51% Other Asian/Pacific 1%

Political lean MEDSL · Uvalde

• 2024 margin: Solid R (+33.4) · D 32.9% · R 66.3%
• 2008→2024 swing: -28.1pp toward R · 2008: -5.3pp · 2024: -33.4pp
• All cycles: 2024: R+33.4 2020: R+20.3 2016: R+10.8 2012: R+8.3 2008: R+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -113.65%
• Current HPI: 152.7777
• 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

-17.5% since first listed

3 events — show timeline

• 2026-04-03 Price Changed $99,000 LERA
• 2025-12-19 Price Changed $115,000 LERA
• 2025-11-24 Listed $120,000 LERA