603 E Mesquite St · Benavides, TX 78341

$65,000

1 bd · 1.0 ba · 620 sqft · SingleFamily public records · 112 Days on market

Built 1900 4,500 sqft lot

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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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +3.4/5.0
• Appreciation +3.2/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in the heart of Benavides this home is a perfect place to stay while hunting in the surrounding areas or place to call home. Call your favorite REALTOR for a showing.

Key facts

• 4,500 sq ft lot
• Built 1900
• Listed 112 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($779 rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#514 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools F, amenities F.
• Benavides ISD (rural): math 25% / reading 35% proficiency, ranked #1,028 of 1,141 in TX (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Duval County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.20% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.18%
• DSCR: 1.59
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $2,192
• Equity at exit: $9,692

10-year hold

• IRR: 12.7%
• Equity multiple: 2.00×
• Total profit: $18,268
• Equity at exit: $5,620

Cash invested: $18,200 (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 78341

• Home prices YoY: -6.2%
• Active inventory: 10
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $779 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$47 /mo · $569/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $200

Break-even live

Break-even rent $526

Max offer price $65,000

Occupancy floor 69%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $65,000 Active 112 DOM
2. 2026-06-17
   days on market $65,000 Active 111 DOM
3. 2026-06-16
   days on market $65,000 Active 110 DOM
4. 2026-06-15
   days on market $65,000 Active 109 DOM
5. 2026-06-13
   days on market $65,000 Active 107 DOM
6. 2026-06-12
   days on market $65,000 Active 106 DOM
7. 2026-06-09
   days on market $65,000 Active 103 DOM
8. 2026-06-08
   days on market $65,000 Active 102 DOM
9. 2026-06-08
   days on market $65,000 Active 101 DOM
10. 2026-06-05
    days on market $65,000 Active 99 DOM
11. 2026-06-03
    days on market $65,000 Active 97 DOM
12. 2026-06-02
    days on market $65,000 Active 96 DOM
13. 2026-06-01
    days on market $65,000 Active 95 DOM
14. 2026-05-31
    days on market $65,000 Active 94 DOM
15. 2026-02-25
    listed $65,000 Active 174-char remark

    Show marketing remark (174 chars)

    Located in the heart of Benavides this home is a perfect place to stay while hunting in the surrounding areas or place to call home. Call your favorite REALTOR for a showing.

16. 2024-03-26
    soldstatus
17. 2024-03-14
    soldstatus Closed 114-char remark

    Show marketing remark (114 chars)

    A home on corner lot. Needs TLC 1 cozy very small home. 1bedroom, 1 bath, small kitchen, living room, and washroom

18. 2024-03-02
    status Pending 114-char remark

    Show marketing remark (114 chars)

    A home on corner lot. Needs TLC 1 cozy very small home. 1bedroom, 1 bath, small kitchen, living room, and washroom

19. 2024-01-27
    status Active 114-char remark

    Show marketing remark (114 chars)

    A home on corner lot. Needs TLC 1 cozy very small home. 1bedroom, 1 bath, small kitchen, living room, and washroom

20. 2023-09-28
    status Pending 114-char remark

    Show marketing remark (114 chars)

    A home on corner lot. Needs TLC 1 cozy very small home. 1bedroom, 1 bath, small kitchen, living room, and washroom

21. 2023-02-28
    listed $25,000 Active 114-char remark

    Show marketing remark (114 chars)

    A home on corner lot. Needs TLC 1 cozy very small home. 1bedroom, 1 bath, small kitchen, living room, and washroom

22. 2019-06-25
    listed $28,000

ⓘ 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: $569 · $47/mo
• Projected year-2 tax: $1,190 · $99/mo
• Expected delta: +$620/yr (+$52/mo · 108.9%)

ⓘ 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) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $9,347
• − Mortgage interest: −$3,641
• − Property taxes: −$569
• − Insurance: −$325
• − Repairs & maintenance: −$748
• − Management: −$748
• − Depreciation: −$1,891
• Taxable income: $1,425
• Est. tax owed @ 24.0%: −$342
• After-tax cash flow: $2,057/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: Benavides ISD
• NCES district ID: 4899130
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $35,526
• Composite: 27.64/100
• National rank: #12334
• State rank: #1028 of 1141 in TX

Livability — Benavides

• Score: 67/100
• State rank: #514
• US rank: #10155

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benavides, TX
• Population (ZIP): 1,518

Population outlook (Duval County) Hauer SSP2

• Today (2025): 10,826 people
• By 2030: 10,531 · -2.7%
• By 2040: 10,015 · -7.5%
• By 2050: 9,560 · -11.7%
• By 2075: 8,442 · -22.0%
• By 2100: 6,686 · -38.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 16% White 14%
• Hispanic origin (detail): Mexican 84%
• Foreign-born: 3% · Canada
• Languages at home: 49% English-only · Spanish 51%

Political lean MEDSL · Duval

• 2024 margin: Lean R (+9.8) · D 44.9% · R 54.7%
• 2008→2024 swing: -60.2pp toward R · 2008: 50.4pp · 2024: -9.8pp
• All cycles: 2024: R+9.8 2020: D+2.6 2016: D+35.3 2012: D+54.2 2008: D+50.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.57%
• Current HPI: 53.5482
• 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

+132.1% since first listed

8 events — show timeline

• 2026-02-25 Listed $65,000 CBMLS
• 2024-03-26 Sold (Public Records) — Public Records
• 2024-03-14 Sold (MLS) — CBMLS
• 2024-03-02 Pending — CBMLS
• 2024-01-27 Relisted — CBMLS
• 2023-09-28 Pending — CBMLS
• 2023-02-28 Listed $25,000 CBMLS
• 2019-06-25 Listed $28,000 CBMLS

Property tax history

+7.0%/yr

Latest (2025): $569 · -6.5% YoY. Source: county tax records.