418 N Cedar · Pearsall, TX 78061

$83,357

2 bd · 2.0 ba · 832 sqft · SingleFamily public records · 390 Days on market

Built 1996 0.34 ac lot $100/sqft · 25% below area Est $111k · 25% under

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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 +18.0/30.0
• ARV discount +15.0/15.0
• Appreciation +7.4/10.0
• 1% rule +5.9/10.0
• DSCR +5.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

This is a beautiful corner lot located in walking distance from Pearsall Junior High school. The home is move in ready, and has a spacious fenced in back yard with a storage shed. Could be converted to a laundry room for more living space in the home. Adjacent to the home is a large area which could be used to expand or could be another lot. Close proximity to the 2 major roads crossing through Pearsall. 0.3 Miles from the 581 Spur. Which leads you to I-35 within 2.5 miles. Also 0.3 miles from FM-140.

Key facts

• Storage shed
• Corner lot
• 0.34 acre lot

Tags

• CORNER LOT
• SPACIOUS FENCED IN BACK YARD
• STORAGE SHED
• CLOSE PROXIMITY TO MAJOR ROADS
• 0.3 MILES FROM 581 SPUR
• 0.3 MILES FROM FM-140

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $72 ($864/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($906 rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#374 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, schools F, amenities F.
• Pearsall ISD (town): math 12% / reading 19% proficiency, ranked #810 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 active listings in the ZIP; 12 units permitted in Frio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($577 loan paydown + $4k appreciation (4.9% local appreciation)).
• Frio County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 390 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $38k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $73,354 (12.0% below list)

Questions for the listing agent

1. It's been on market 390 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.70%
• DSCR: 1.16
• GRM: 7.7

CMA / ARV

• ARV (median comp): $110,589
• List price: $83,357
• Delta: -24.62%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 N Cedar	0.00mi	2/2.0	832 (0%)	1mo	$83,357	$100	99
504 N Peach St	0.49mi	2/1.0	788 (-5%)	11mo	$70,000	$89	55
319 San Marcos	0.62mi	2/1.0	814 (-2%)	22mo	$89,000	$109	45

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

Projected returns pro-forma

4.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 1.99×
• Total profit: $23,177
• Equity at exit: $46,516

10-year hold

• IRR: 16.3%
• Equity multiple: 3.85×
• Total profit: $66,546
• Equity at exit: $79,690

Cash invested: $23,340 (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 78061

• Home prices YoY: 5.4%
• Active inventory: 45
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $906 medium
• Mortgage (P&I): −$437
• Tax from tax record: −$172 /mo · $2,066/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $72

Break-even live

Break-even rent $815

Max offer price $83,357

Occupancy floor 87%

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: $20,839
• Closing costs: $2,501
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-07
   status Pending 506-char remark

   Show marketing remark (506 chars)

   This is a beautiful corner lot located in walking distance from Pearsall Junior High school. The home is move in ready, and has a spacious fenced in back yard with a storage shed. Could be converted to a laundry room for more living space in the home. Adjacent to the home is a large area which could be used to expand or could be another lot. Close proximity to the 2 major roads crossing through Pearsall. 0.3 Miles from the 581 Spur. Which leads you to I-35 within 2.5 miles. Also 0.3 miles from FM-140.

2. 2026-05-04
   historical Active Option 506-char remark

   Show marketing remark (506 chars)

   This is a beautiful corner lot located in walking distance from Pearsall Junior High school. The home is move in ready, and has a spacious fenced in back yard with a storage shed. Could be converted to a laundry room for more living space in the home. Adjacent to the home is a large area which could be used to expand or could be another lot. Close proximity to the 2 major roads crossing through Pearsall. 0.3 Miles from the 581 Spur. Which leads you to I-35 within 2.5 miles. Also 0.3 miles from FM-140.

3. 2025-10-02
   price $83,357 506-char remark

   Show marketing remark (506 chars)

   This is a beautiful corner lot located in walking distance from Pearsall Junior High school. The home is move in ready, and has a spacious fenced in back yard with a storage shed. Could be converted to a laundry room for more living space in the home. Adjacent to the home is a large area which could be used to expand or could be another lot. Close proximity to the 2 major roads crossing through Pearsall. 0.3 Miles from the 581 Spur. Which leads you to I-35 within 2.5 miles. Also 0.3 miles from FM-140.

4. 2025-08-03
   price $93,357 506-char remark

   Show marketing remark (506 chars)

   This is a beautiful corner lot located in walking distance from Pearsall Junior High school. The home is move in ready, and has a spacious fenced in back yard with a storage shed. Could be converted to a laundry room for more living space in the home. Adjacent to the home is a large area which could be used to expand or could be another lot. Close proximity to the 2 major roads crossing through Pearsall. 0.3 Miles from the 581 Spur. Which leads you to I-35 within 2.5 miles. Also 0.3 miles from FM-140.

5. 2025-06-13
   price $105,053 506-char remark

   Show marketing remark (506 chars)

   This is a beautiful corner lot located in walking distance from Pearsall Junior High school. The home is move in ready, and has a spacious fenced in back yard with a storage shed. Could be converted to a laundry room for more living space in the home. Adjacent to the home is a large area which could be used to expand or could be another lot. Close proximity to the 2 major roads crossing through Pearsall. 0.3 Miles from the 581 Spur. Which leads you to I-35 within 2.5 miles. Also 0.3 miles from FM-140.

6. 2025-06-09
   soldstatus
7. 2025-04-22
   price $115,483 506-char remark

   Show marketing remark (506 chars)

   This is a beautiful corner lot located in walking distance from Pearsall Junior High school. The home is move in ready, and has a spacious fenced in back yard with a storage shed. Could be converted to a laundry room for more living space in the home. Adjacent to the home is a large area which could be used to expand or could be another lot. Close proximity to the 2 major roads crossing through Pearsall. 0.3 Miles from the 581 Spur. Which leads you to I-35 within 2.5 miles. Also 0.3 miles from FM-140.

8. 2025-04-12
   listed $120,884 New 506-char remark

   Show marketing remark (506 chars)

   This is a beautiful corner lot located in walking distance from Pearsall Junior High school. The home is move in ready, and has a spacious fenced in back yard with a storage shed. Could be converted to a laundry room for more living space in the home. Adjacent to the home is a large area which could be used to expand or could be another lot. Close proximity to the 2 major roads crossing through Pearsall. 0.3 Miles from the 581 Spur. Which leads you to I-35 within 2.5 miles. Also 0.3 miles from FM-140.

9. 2025-04-08
   historical
10. 2024-10-01
    price $127,500
11. 2024-07-01
    listed $135,000 New
12. 2021-12-28
    historical
13. 2021-10-07
    listed $150,000 New
14. 2014-09-28
    historical
15. 2014-07-08
    price $62,000 Price Change
16. 2013-09-29
    listed $47,000 New
17. 2003-06-10
    soldstatus
18. 1993-10-27
    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: $2,066 · $172/mo
• Projected year-2 tax: $2,066 · $172/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $10,877
• − Mortgage interest: −$4,669
• − Property taxes: −$2,066
• − Insurance: −$417
• − Repairs & maintenance: −$870
• − Management: −$870
• − Depreciation: −$2,425
• Taxable loss: −$441
• Est. tax savings @ 24.0%: +$106
• After-tax cash flow: $970/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: Pearsall ISD
• NCES district ID: 4834470
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 19% ▼ -12.00%
• Median HH income: $36,681
• Composite: 12.89/100
• National rank: #9588
• State rank: #810 of 826 in TX

Livability — Pearsall

• Score: 70/100
• State rank: #374
• US rank: #7921

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pearsall, TX
• Population (ZIP): 9,968

Population outlook (Frio County) Hauer SSP2

• Today (2025): 22,420 people
• By 2030: 24,445 · +9.0%
• By 2040: 28,783 · +28.4%
• By 2050: 33,604 · +49.9%
• By 2075: 46,166 · +105.9%
• By 2100: 52,553 · +134.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 38% White 11% Black 3%
• Hispanic origin (detail): Mexican 72%
• Foreign-born: 12% · Canada
• Languages at home: 47% English-only · Spanish 52%

Political lean MEDSL · Frio

• 2024 margin: Strong R (+24.6) · D 37.5% · R 62.0%
• 2008→2024 swing: -43.3pp toward R · 2008: 18.7pp · 2024: -24.6pp
• All cycles: 2024: R+24.6 2020: R+7.6 2016: D+6.3 2012: D+20.6 2008: D+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.86%
• Current HPI: 94.1821
• 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

+77.4% since first listed

18 events — show timeline

• 2026-05-07 Pending — LERA
• 2026-05-04 Contingent — LERA
• 2025-10-02 Price Changed $83,357 LERA
• 2025-08-03 Price Changed $93,357 LERA
• 2025-06-13 Price Changed $105,053 LERA
• 2025-06-09 Sold (Public Records) — Public Records
• 2025-04-22 Price Changed $115,483 LERA
• 2025-04-12 Listed $120,884 LERA
• 2025-04-08 Listing Removed — LERA
• 2024-10-01 Price Changed $127,500 LERA
• 2024-07-01 Listed $135,000 LERA
• 2021-12-28 Listing Removed — LERA
• 2021-10-07 Listed $150,000 LERA
• 2014-09-28 Listing Removed — LERA
• 2014-07-08 Price Changed $62,000 LERA
• 2013-09-29 Listed $47,000 LERA
• 2003-06-10 Sold (Public Records) — Public Records
• 1993-10-27 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $2,066 · +2.4% YoY. Source: county tax records.