181 E Dallas Ave · Cooper, TX 75432

$280,000

9 bd · 6.9 ba · 12,964 sqft · MultiFamily · 9 Days on market

Built 1900

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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 +27.4/30.0
• DSCR +9.6/10.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +3.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Great place live work you can turn it into a B& amp; B Apartments restaurant Hotel commercial anything commercial, come make me an offer.

Key facts

• Built 1900
• Listed 8 days

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/2.3-bath units multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $816 ($10k/yr) — positive. Per door: $272/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Cap rate 9.8% vs local median 3.1% in Cooper — 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 54/100 on livability (#1,394 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment D-.
• Cooper ISD (rural): math 31% / reading 42% proficiency, ranked #497 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cooper El (math 22% / reading 37%, grade F, #2,525 of 4,322 statewide, top 62%, 467 students, 74% FRL); Cooper J H (math 32% / reading 42%, grade F, #756 of 1,662 statewide, top 47%, 179 students, 58% FRL); Cooper H S (math 54% / reading 54%, grade C-, #379 of 1,632 statewide, top 26%, 242 students, 56% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: 93 active listings in the ZIP; 7 units permitted in Delta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($2k loan paydown + $19k appreciation (6.6% local appreciation)).
• Delta County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $280,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.24% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.49%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 2.83×
• Total profit: $143,397
• Equity at exit: $187,239

10-year hold

• IRR: 24.9%
• Equity multiple: 5.83×
• Total profit: $378,838
• Equity at exit: $349,680

Cash invested: $78,400 (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 75432

• Home prices YoY: 2.9%
• Active inventory: 93
• Price-to-rent: 20.1×

Monthly cashflow live

• Estimated rent: $3,482 medium
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$731
• Net cashflow: $816

Break-even live

Break-even rent $2,449

Max offer price $280,000

Occupancy floor 72%

Sensitivity live

Price	-10% $1,009	-5% $913	+0% $816	+5% $719	+10% $622
Rent	-10% $541	-5% $678	+0% $816	+5% $953	+10% $1,091
Rate	-1.0pp $957	-0.5pp $887	base $816	+0.5pp $743	+1.0pp $669

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	2.3	$3,483
Total (3 units)			$3,482

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $280,000 Active 9 DOM
2. 2026-06-19
   days on market $280,000 Active 7 DOM
3. 2026-06-18
   days on market $280,000 Active 6 DOM
4. 2026-06-17
   days on market $280,000 Active 5 DOM
5. 2026-06-16
   days on market $280,000 Active 4 DOM
6. 2026-06-15
   days on market $280,000 Active 3 DOM
7. 2026-06-13
   remarks 137-char remark
8. 2026-06-13
   listed $280,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,784
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,343
• − Management: −$3,343
• − Depreciation: −$8,145
• Taxable income: $5,669
• Est. tax owed @ 24.0%: −$1,361
• After-tax cash flow: $8,429/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: Cooper ISD
• NCES district ID: 4815150
• Math proficiency: 31% ▼ -14.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $41,544
• Composite: 30.75/100
• National rank: #6160
• State rank: #497 of 826 in TX

Livability — Cooper

• Score: 54/100
• State rank: #1394
• US rank: #23910

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cooper, TX
• Population (ZIP): 3,299

Population outlook (Delta County) Hauer SSP2

• Today (2025): 5,168 people
• By 2030: 5,108 · -1.2%
• By 2040: 4,960 · -4.0%
• By 2050: 4,832 · -6.5%
• By 2075: 4,402 · -14.8%
• By 2100: 3,893 · -24.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 12% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Lithuanian 2% Slovak 1% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Delta

• 2024 margin: Solid R (+69.7) · D 14.9% · R 84.7%
• 2008→2024 swing: -24.4pp toward R · 2008: -45.3pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+67.9 2016: R+63.0 2012: R+53.0 2008: R+45.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.63%
• Current HPI: 236.9612
• 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

1 event — show timeline

• 2026-06-13 Listed $280,000 FSBO.com