1309 Fm 625 Unit B · Coyote Acres, TX 78332

$150,000

3 bd · 2.0 ba · 2,241 sqft · SingleFamily public records · 100 Days on market

Built 2001 Poor condition 5.00 ac lot $67/sqft · 9% below area Est $164k · 9% under ↓ 14% since listing

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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 +12.6/30.0
• ARV discount +11.4/15.0
• 1% rule +4.4/10.0
• DSCR +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +1.5/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bed | 2 Bath Home on 5 Acres – Jim Wells County This 3-bedroom, 2-bath home sits on 5 beautiful acres in Jim Wells County, just 7 minutes from Whataburger on Highway 281. The home features a nice kitchen and a spacious living room, offering a comfortable layout with plenty of potential. With a little TLC, this property could truly shine. Enjoy country living with convenient access to town, making it an excellent opportunity for a residence, investment, or small acreage homestead.

Key facts

• Country living
• 5 acres
• 5 acre lot

Tags

• 5 ACRES
• COUNTRY LIVING
• CONVENIENT ACCESS TO TOWN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-18 ($-215/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (5.7% below list).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,167 in TX) — a working-class tenant base; expect higher turnover. Strengths: employment A+, cost of living A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Alice ISD (town): math 12% / reading 23% proficiency, ranked #799 of 826 in TX (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Adams Middle (math 10% / reading 27%, grade F, #1,478 of 1,662 statewide, top 90%, 1,029 students, 84% FRL); Alice H S (math 9% / reading 27%, grade F, #1,445 of 1,632 statewide, top 89%, 1,290 students, 77% FRL).
• Market conditions: 224 active listings in the ZIP; 6 units permitted in Jim Wells County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jim Wells County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,500 (9.0% 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 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.94% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 8.8

CMA / ARV

• ARV (median comp): $164,071
• List price: $150,000
• Delta: -8.58%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.1%
• Equity multiple: 0.40×
• Total profit: $-25,364
• Equity at exit: $22,365

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-23,221
• Equity at exit: $12,969

Cash invested: $42,000 (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 78332

• Active inventory: 224
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,414 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$286 /mo · $3,431/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $-18

Break-even live

Break-even rent $1,437

Max offer price $146,840

Occupancy floor 96%

Sensitivity live

Price	-10% $67	-5% $25	+0% $-18	+5% $-60	+10% $-103
Rent	-10% $-130	-5% $-74	+0% $-18	+5% $38	+10% $94
Rate	-1.0pp $58	-0.5pp $20	base $-18	+0.5pp $-57	+1.0pp $-96

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $150,000 Active 100 DOM
2. 2026-06-21
   days on market $150,000 Active 99 DOM
3. 2026-06-18
   days on market $150,000 Active 97 DOM
4. 2026-06-17
   days on market $150,000 Active 96 DOM
5. 2026-06-16
   days on market $150,000 Active 95 DOM
6. 2026-06-15
   days on market $150,000 Active 94 DOM
7. 2026-06-13
   days on market $150,000 Active 92 DOM
8. 2026-06-12
   days on market $150,000 Active 91 DOM
9. 2026-06-09
   days on market $150,000 Active 88 DOM
10. 2026-06-08
    days on market $150,000 Active 87 DOM
11. 2026-06-08
    days on market $150,000 Active 86 DOM
12. 2026-06-07
    days on market $150,000 Active 85 DOM
13. 2026-06-03
    days on market $150,000 Active 82 DOM
14. 2026-06-02
    days on market $150,000 Active 81 DOM
15. 2026-06-01
    days on market $150,000 Active 80 DOM
16. 2026-05-31
    days on market $150,000 Active 79 DOM
17. 2026-03-26
    price $150,000 495-char remark

    Show marketing remark (495 chars)

    3 Bed | 2 Bath Home on 5 Acres – Jim Wells County This 3-bedroom, 2-bath home sits on 5 beautiful acres in Jim Wells County, just 7 minutes from Whataburger on Highway 281. The home features a nice kitchen and a spacious living room, offering a comfortable layout with plenty of potential. With a little TLC, this property could truly shine. Enjoy country living with convenient access to town, making it an excellent opportunity for a residence, investment, or small acreage homestead.

18. 2026-03-13
    listed $175,000 Active 495-char remark

    Show marketing remark (495 chars)

    3 Bed | 2 Bath Home on 5 Acres – Jim Wells County This 3-bedroom, 2-bath home sits on 5 beautiful acres in Jim Wells County, just 7 minutes from Whataburger on Highway 281. The home features a nice kitchen and a spacious living room, offering a comfortable layout with plenty of potential. With a little TLC, this property could truly shine. Enjoy country living with convenient access to town, making it an excellent opportunity for a residence, investment, or small acreage homestead.

ⓘ 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: $3,431 · $286/mo
• Projected year-2 tax: $3,431 · $286/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $16,970
• − Mortgage interest: −$8,402
• − Property taxes: −$3,431
• − Insurance: −$750
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$4,364
• Taxable loss: −$2,693
• Est. tax savings @ 24.0%: +$646
• After-tax cash flow: $432/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 · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance to bring it up to a livable condition. Significant work is needed on the roof, exterior siding, and interior walls, as well as cleaning and landscaping. With proper renovations, the home has the potential to become a comfortable and attractive residence or investment property.

Repairs flagged

• Major roof — Shingles are visibly damaged
• Major exterior siding — Significant wear and tear
• Major interior walls — Paint is chipped and dirty
• Major kitchen counter — Dirt and debris present

Value-add opportunities

• Both Replace roof shingles — A new roof will improve the home's appearance and functionality
• Both Paint exterior siding — Fresh paint will enhance curb appeal and protect the siding
• Both Deep clean interior walls and kitchen counter — A clean interior will make the home more appealing and easier to maintain
• Both Landscaping and curb appeal improvements — A well-maintained yard will increase the home's value and attract potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Shingles are visibly damaged	Major	$15,000–50,000
exterior siding · Significant wear and tear	Major	$15,000–50,000
interior walls · Paint is chipped and dirty	Major	$15,000–50,000
kitchen counter · Dirt and debris present	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Replace roof shingles — A new roof will improve the home's appearance and functionality ↑
• Both Paint exterior siding — Fresh paint will enhance curb appeal and protect the siding ↑
• Both Deep clean interior walls and kitchen counter — A clean interior will make the home more appealing and easier to maintain ↑
• Both Landscaping and curb appeal improvements — A well-maintained yard will increase the home's value and attract potential buyers ↑

ⓘ 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: Alice ISD
• NCES district ID: 4807800
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 23% ▼ -7.00%
• Median HH income: $37,747
• Composite: 14.63/100
• National rank: #9407
• State rank: #799 of 826 in TX

Livability — Coyote Acres

• Score: 59/100
• State rank: #1167
• US rank: #20447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coyote Acres, TX
• City population: 27,281
• Population (ZIP): 27,281

Population outlook (Jim Wells County) Hauer SSP2

• Today (2025): 43,325 people
• By 2030: 44,156 · +1.9%
• By 2040: 45,790 · +5.7%
• By 2050: 47,455 · +9.5%
• By 2075: 51,800 · +19.6%
• By 2100: 52,006 · +20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (84%)
• Race & ethnicity: Hispanic / Latino 84% White 14% Two or more races 14%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 4% · Canada
• Languages at home: 50% English-only · Spanish 49%

Political lean MEDSL · Jim Wells

• 2024 margin: R (+15.5) · D 42.0% · R 57.5%
• 2008→2024 swing: -31.6pp toward R · 2008: 16.1pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+9.8 2016: D+10.3 2012: D+17.0 2008: D+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -123.86%
• Current HPI: 77.6253
• 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

-14.3% since first listed

2 events — show timeline

• 2026-03-26 Price Changed $150,000 CBMLS
• 2026-03-13 Listed $175,000 CBMLS

Property tax history

-2.7%/yr

Latest (2025): $3,431 · -2.7% YoY. Source: county tax records.