242 Treasurebeach · Comanche, TX 76442

$119,000

1 bd · 1.0 ba · 681 sqft · SingleFamily public records · 124 Days on market

Built 2012 5,619 sqft lot $175/sqft · 13% below area Est $137k · 13% under $40/mo HOA · 4% of rent

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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 +18.2/30.0
• ARV discount +13.3/15.0
• DSCR +5.7/10.0
• 1% rule +4.6/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT LAKE HOUSE, 2 LOTS, 0.1286 ACRES, 1 BEDROOM, POSSIBLE SECOND BEDROOM OR OFFICE AREA, EAT IN KITCHEN WITH ALL APPLIANCES INCLDED IN SALE, LARGE BATHROOM WITH 2 SHOWERHEADS, WASHER & DRYER (INCLUDED IN SALE) CENTRAL HEAT & AIR, BEAUTIFUL WOOD LIKE FLOORS, COVERED PORCHES, 2 VEHICLE CARPORT, EXTRA PARKING IN REAR, SHOP 15 X 10, SMALL STORAGE BUILDING, NOT IN THE FLOOD ZONE, HOA ONLY $40 A MONTH WHICH INCLUDES TRASH, REUNION AREA & COMMUNITY POOL, SIGN ON PROPERTY, GREAT RETIREMENT OR WEEKEND PLACE.

Key facts

• Covered porches
• 2 vehicle carport
• Eat in kitchen

Tags

• GREAT LAKE HOUSE
• 2 LOTS
• EAT IN KITCHEN
• LARGE BATHROOM
• COVERED PORCHES
• 2 VEHICLE CARPORT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 $114k (4.3% below list).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.1% in Comanche — 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 64/100 on livability (#763 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, health & safety D+, schools F.
• De Leon ISD (rural): math 46% / reading 53% proficiency, ranked #207 of 826 in TX (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 168 active listings in the ZIP; 4 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Comanche County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.84%
• DSCR: 1.17
• GRM: 8.7

CMA / ARV

• ARV (median comp): $136,707
• List price: $119,000
• Delta: -12.95%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
368 Treasure Bch	0.06mi	1/2.0	720 (+6%)	2mo	$149,000	$207	81

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: -10.3%
• Equity multiple: 0.62×
• Total profit: $-12,501
• Equity at exit: $17,743

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-2,154
• Equity at exit: $10,289

Cash invested: $33,320 (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 76442

• Home prices YoY: -15.9%
• Active inventory: 168
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,138 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$79 /mo · $950/yr
• Insurance: −$50
• HOA: −$40
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $107

Break-even live

Break-even rent $1,004

Max offer price $119,000

Occupancy floor 86%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: trashpool

Listing history 25 events

1. 2026-06-18
   days on market $119,000 Active 124 DOM
2. 2026-06-17
   days on market $119,000 Active 123 DOM
3. 2026-06-16
   days on market $119,000 Active 122 DOM
4. 2026-06-15
   days on market $119,000 Active 121 DOM
5. 2026-06-13
   days on market $119,000 Active 119 DOM
6. 2026-06-12
   days on market $119,000 Active 118 DOM
7. 2026-06-09
   days on market $119,000 Active 115 DOM
8. 2026-06-08
   days on market $119,000 Active 114 DOM
9. 2026-06-08
   days on market $119,000 Active 113 DOM
10. 2026-06-07
    days on market $119,000 Active 112 DOM
11. 2026-06-03
    days on market $119,000 Active 109 DOM
12. 2026-06-02
    days on market $119,000 Active 108 DOM
13. 2026-06-01
    days on market $119,000 Active 107 DOM
14. 2026-05-31
    days on market $119,000 Active 106 DOM
15. 2026-05-05
    price $119,000 518-char remark

    Show marketing remark (518 chars)

    GREAT LAKE HOUSE, 2 LOTS, 0.1286 ACRES, 1 BEDROOM, POSSIBLE SECOND BEDROOM OR OFFICE AREA, EAT IN KITCHEN WITH ALL APPLIANCES INCLDED IN SALE, LARGE BATHROOM WITH 2 SHOWERHEADS, WASHER & DRYER (INCLUDED IN SALE) CENTRAL HEAT & AIR, BEAUTIFUL WOOD LIKE FLOORS, COVERED PORCHES, 2 VEHICLE CARPORT, EXTRA PARKING IN REAR, SHOP 15 X 10, SMALL STORAGE BUILDING, NOT IN THE FLOOD ZONE, HOA ONLY $40 A MONTH WHICH INCLUDES TRASH, REUNION AREA & COMMUNITY POOL, SIGN ON PROPERTY, GREAT RETIREMENT OR WEEKEND PLACE.

16. 2026-02-14
    listed $125,000 Active 518-char remark

    Show marketing remark (518 chars)

    GREAT LAKE HOUSE, 2 LOTS, 0.1286 ACRES, 1 BEDROOM, POSSIBLE SECOND BEDROOM OR OFFICE AREA, EAT IN KITCHEN WITH ALL APPLIANCES INCLDED IN SALE, LARGE BATHROOM WITH 2 SHOWERHEADS, WASHER & DRYER (INCLUDED IN SALE) CENTRAL HEAT & AIR, BEAUTIFUL WOOD LIKE FLOORS, COVERED PORCHES, 2 VEHICLE CARPORT, EXTRA PARKING IN REAR, SHOP 15 X 10, SMALL STORAGE BUILDING, NOT IN THE FLOOD ZONE, HOA ONLY $40 A MONTH WHICH INCLUDES TRASH, REUNION AREA & COMMUNITY POOL, SIGN ON PROPERTY, GREAT RETIREMENT OR WEEKEND PLACE.

17. 2021-09-03
    soldstatus
18. 2021-09-01
    soldstatus Sold 451-char remark

    Show marketing remark (451 chars)

    GREAT LAKE HOUSE, 1 BEDROOM, (POSSIBLE 2 BEDROOM)1 LARGE BATHROOM WITH UTILITY AND 2 SHOWER HEADS, ONE A RAIN SHOWER HEAD, EAT IN KITCHEN, CENTRAL HEAT AND AIR PUT IN IN APRIL 2021, BEAUTIFUL WOOD LIKE FLOORS, LANDSCAPED BACKYARD WITH COVERED PORCH, 2 VEHICLE CARPORT, SHOP, EXTRA PARKING IN BACK, NOT IN THE FLOOD ZONE, HOA ONLYL $21 A MONTH PAID THROUGH DECEMBER, COMMUNITY POOL AND REUNION AREA AND TRASH PICK UP, GREAT RETIREMENT OR WEEKEND PLACE.

19. 2021-08-05
    status Pending 451-char remark

    Show marketing remark (451 chars)

    GREAT LAKE HOUSE, 1 BEDROOM, (POSSIBLE 2 BEDROOM)1 LARGE BATHROOM WITH UTILITY AND 2 SHOWER HEADS, ONE A RAIN SHOWER HEAD, EAT IN KITCHEN, CENTRAL HEAT AND AIR PUT IN IN APRIL 2021, BEAUTIFUL WOOD LIKE FLOORS, LANDSCAPED BACKYARD WITH COVERED PORCH, 2 VEHICLE CARPORT, SHOP, EXTRA PARKING IN BACK, NOT IN THE FLOOD ZONE, HOA ONLYL $21 A MONTH PAID THROUGH DECEMBER, COMMUNITY POOL AND REUNION AREA AND TRASH PICK UP, GREAT RETIREMENT OR WEEKEND PLACE.

20. 2021-07-25
    historical Active Option Contract 451-char remark

    Show marketing remark (451 chars)

    GREAT LAKE HOUSE, 1 BEDROOM, (POSSIBLE 2 BEDROOM)1 LARGE BATHROOM WITH UTILITY AND 2 SHOWER HEADS, ONE A RAIN SHOWER HEAD, EAT IN KITCHEN, CENTRAL HEAT AND AIR PUT IN IN APRIL 2021, BEAUTIFUL WOOD LIKE FLOORS, LANDSCAPED BACKYARD WITH COVERED PORCH, 2 VEHICLE CARPORT, SHOP, EXTRA PARKING IN BACK, NOT IN THE FLOOD ZONE, HOA ONLYL $21 A MONTH PAID THROUGH DECEMBER, COMMUNITY POOL AND REUNION AREA AND TRASH PICK UP, GREAT RETIREMENT OR WEEKEND PLACE.

21. 2021-07-25
    status Pending 451-char remark

    Show marketing remark (451 chars)

    GREAT LAKE HOUSE, 1 BEDROOM, (POSSIBLE 2 BEDROOM)1 LARGE BATHROOM WITH UTILITY AND 2 SHOWER HEADS, ONE A RAIN SHOWER HEAD, EAT IN KITCHEN, CENTRAL HEAT AND AIR PUT IN IN APRIL 2021, BEAUTIFUL WOOD LIKE FLOORS, LANDSCAPED BACKYARD WITH COVERED PORCH, 2 VEHICLE CARPORT, SHOP, EXTRA PARKING IN BACK, NOT IN THE FLOOD ZONE, HOA ONLYL $21 A MONTH PAID THROUGH DECEMBER, COMMUNITY POOL AND REUNION AREA AND TRASH PICK UP, GREAT RETIREMENT OR WEEKEND PLACE.

22. 2021-07-20
    listed $95,000 Active 451-char remark

    Show marketing remark (451 chars)

    GREAT LAKE HOUSE, 1 BEDROOM, (POSSIBLE 2 BEDROOM)1 LARGE BATHROOM WITH UTILITY AND 2 SHOWER HEADS, ONE A RAIN SHOWER HEAD, EAT IN KITCHEN, CENTRAL HEAT AND AIR PUT IN IN APRIL 2021, BEAUTIFUL WOOD LIKE FLOORS, LANDSCAPED BACKYARD WITH COVERED PORCH, 2 VEHICLE CARPORT, SHOP, EXTRA PARKING IN BACK, NOT IN THE FLOOD ZONE, HOA ONLYL $21 A MONTH PAID THROUGH DECEMBER, COMMUNITY POOL AND REUNION AREA AND TRASH PICK UP, GREAT RETIREMENT OR WEEKEND PLACE.

23. 2021-02-19
    soldstatus
24. 2012-03-26
    soldstatus
25. 2000-10-23
    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: $950 · $79/mo
• Projected year-2 tax: $2,178 · $181/mo
• Expected delta: +$1,228/yr (+$102/mo · 129.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $13,660
• − Mortgage interest: −$6,666
• − Property taxes: −$950
• − Insurance: −$595
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − HOA: −$480
• − Depreciation: −$3,462
• Taxable loss: −$678
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $1,441/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: De Leon ISD
• NCES district ID: 4816440
• Math proficiency: 46% ▼ -5.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $36,143
• Composite: 41.02/100
• National rank: #3586
• State rank: #207 of 826 in TX

Livability — Comanche

• Score: 64/100
• State rank: #763
• US rank: #13962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,082
• Population (ZIP): 7,082

Population outlook (Comanche County) Hauer SSP2

• Today (2025): 12,214 people
• By 2030: 11,531 · -5.6%
• By 2040: 10,132 · -17.0%
• By 2050: 8,724 · -28.6%
• By 2075: 5,684 · -53.5%
• By 2100: 3,649 · -70.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 35% Two or more races 25% Native American 1%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Italian 5% Slovak 1% Serbian 1%
• Foreign-born: 10% · Canada
• Languages at home: 76% English-only · Spanish 23% German/W. Germanic 1%

Political lean MEDSL · Comanche

• 2024 margin: Solid R (+74.0) · D 12.7% · R 86.8%
• 2008→2024 swing: -26.5pp toward R · 2008: -47.5pp · 2024: -74.0pp
• All cycles: 2024: R+74.0 2020: R+71.0 2016: R+67.4 2012: R+62.3 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.00%
• Current HPI: 216.9759
• 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

+25.3% since first listed

11 events — show timeline

• 2026-05-05 Price Changed $119,000 NTREIS
• 2026-02-14 Listed $125,000 NTREIS
• 2021-09-03 Sold (Public Records) — Public Records
• 2021-09-01 Sold (MLS) — NTREIS
• 2021-08-05 Pending — NTREIS
• 2021-07-25 Contingent — NTREIS
• 2021-07-25 Pending — NTREIS
• 2021-07-20 Listed $95,000 NTREIS
• 2021-02-19 Sold (Public Records) — Public Records
• 2012-03-26 Sold (Public Records) — Public Records
• 2000-10-23 Sold (Public Records) — Public Records

Property tax history

+16.0%/yr

Latest (2025): $950 · -1.7% YoY. Source: county tax records.