229 Comal · Eagle Pass, TX 78852

$75,000

2 bd · 1.0 ba · 1,029 sqft · SingleFamily public records · 14 Days on market

Built 1980 7,405 sqft lot $73/sqft · 45% below area Est $137k · 45% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity in Eagle Pass! This property sits on a spacious 50 x 150 lot, offering plenty of potential for redevelopment or new construction. The existing structure is approximately 1,029 sq. ft. and is not currently habitable. The home is being sold as-is, where-is, with no repairs to be made by the seller. This property is ideal for investors, builders, or buyers looking for a project. Utilities are available on-site. Conveniently located near schools, shopping, and major roads, providing strong potential for future value and growth. Don't miss the chance to build or invest in this desirable area of Eagle Pass. ; Original MLS#: 83136; Age Range: 41-50 Yrs; Appraisal Distr

Key facts

• Utilities available
• Spacious lot
• Conveniently located

Tags

• SPACIOUS LOT
• POTENTIAL FOR REDEVELOPMENT
• UTILITIES AVAILABLE
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Down payment assistance not indicated as available

Exterior

• Home design: Single-story property
• Construction: Slab foundation
• Exterior features: Paved street

Interior

• Bathrooms: One full bathroom
• Interior features: Single living area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 15.7% vs local median 3.4% in Eagle Pass — 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 73/100 on livability (#227 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, commute F, employment D-.
• Eagle Pass ISD (town): math 15% / reading 28% proficiency, ranked #774 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: San Luis El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 314 students, 90% FRL); Memorial J H (math 12% / reading 27%, grade F, #1,445 of 1,662 statewide, top 88%, 976 students, 90% FRL); C C Winn H S (math 16% / reading 40%, grade F, #1,170 of 1,632 statewide, top 72%, 2,001 students, 86% FRL) — zoned schools average 89% FRL vs 32% district-wide (57 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 463 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 66 units permitted in Maverick County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Maverick County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.84% ✓
• Cap rate: 15.67%
• Cash-on-cash: 33.48%
• DSCR: 2.49
• GRM: 4.5

CMA / ARV

• ARV (median comp): $137,240
• List price: $75,000
• Delta: -45.35%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1875 Quarry St	0.29mi	2/1.0	1,000 (-3%)	2mo	$129,900	$130	80
1757 Williams	0.24mi	3/1.0 (+1)	1,050 (+2%)	6mo	$165,000	$157	75
1732 Williams St	0.26mi	2/1.0	972 (-6%)	16mo	$145,000	$149	65
1442 El Indio Hwy	0.48mi	2/2.0	1,000 (-3%)	13mo	$210,000	$210	58
743 Concho	0.62mi	3/1.0 (+1)	1,081 (+5%)	7mo	$85,000	$79	52
1851 Stafford	0.65mi	3/1.0 (+1)	1,134 (+10%)	8mo	$205,000	$181	41
529 Luis St	0.42mi	3/2.0 (+1)	1,143 (+11%)	16mo	$225,000	$197	40
606 & 1625 Hillcrest Blvd	0.39mi	3/2.0 (+1)	1,176 (+14%)	16mo	$180,000	$153	36

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: 28.8%
• Equity multiple: 2.20×
• Total profit: $25,180
• Equity at exit: $11,183

10-year hold

• IRR: 36.2%
• Equity multiple: 4.34×
• Total profit: $70,038
• Equity at exit: $6,485

Cash invested: $21,000 (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 78852

• Home prices YoY: -27.5%
• Active inventory: 463
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,384 high
• Mortgage (P&I): −$393
• Tax from tax record: −$83 /mo · $992/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $586

Break-even live

Break-even rent $642

Max offer price $75,000

Occupancy floor 53%

Sensitivity live

Price	-10% $628	-5% $607	+0% $586	+5% $565	+10% $543
Rent	-10% $477	-5% $531	+0% $586	+5% $641	+10% $695
Rate	-1.0pp $624	-0.5pp $605	base $586	+0.5pp $567	+1.0pp $547

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1454 E Garrison St Unit 1 Eagle Pass, TX	2.0	1.0	1034	$1,650	$1.60	46d	1	0.24mi
475 Jefferson St Unit 1 Eagle Pass, TX	2.0	2.0	900	$1,200	$1.33	46d	1	0.76mi
130 N Adams St Unit 1 Eagle Pass, TX	2.0	2.0	1250	$1,100	$0.88	46d	1	0.79mi
1009 Kiriaka Dr Eagle Pass, TX	3.0	2.0	1327	$1,600	$1.21	46d	1	0.88mi
580 S Bibb Ave Eagle Pass, TX	1.0–2.0	1.0	760	$900	$1.18	46d	57	0.93mi
1626 Bowles St Eagle Pass, TX	3.0	2.0	1118	$1,350	$1.21	46d	1	1.06mi
2903 Patzcuaro Dr Unit 4 Eagle Pass, TX	2.0	1.5	1195	$950	$0.79	46d	1	1.38mi
1890 Timberwood Dr Eagle Pass, TX	3.0	2.0	1459	$1,850	$1.27	46d	1	1.42mi
1455 Timber Valley Dr Eagle Pass, TX	3.0	2.0	1300	$1,750	$1.35	46d	1	1.45mi
1472 Timber Valley Dr Eagle Pass, TX	3.0	2.0	1137	$1,500	$1.32	46d	1	1.49mi

Listing history 20 events

1. 2026-06-22
   days on market $75,000 Active 14 DOM
2. 2026-06-21
   days on market $75,000 Active 13 DOM
3. 2026-06-19
   days on market $75,000 Active 11 DOM
4. 2026-06-18
   days on market $75,000 Active 10 DOM
5. 2026-06-17
   days on market $75,000 Active 9 DOM
6. 2026-06-16
   days on market $75,000 Active 8 DOM
7. 2026-06-15
   days on market $75,000 Active 7 DOM
8. 2026-06-14
   days on market $75,000 Active 5 DOM
9. 2026-06-13
   days on market $75,000 Active 4 DOM
10. 2026-06-10
    days on market $75,000 Active 2 DOM
11. 2026-06-09
    remarks 699-char remark
12. 2026-06-09
    days on marketlisting id $75,000 Active 1 DOM
13. 2026-06-08
    days on market $75,000 Active 104 DOM
14. 2026-06-07
    days on market $75,000 Active 103 DOM
15. 2026-06-05
    days on market $75,000 Active 100 DOM
16. 2026-06-02
    days on market $75,000 Active 98 DOM
17. 2026-06-01
    days on market $75,000 Active 97 DOM
18. 2026-05-31
    days on market $75,000 Active 96 DOM
19. 2026-05-30
    days on market $75,000 Active 95 DOM
20. 2026-02-24
    listed $75,000 Active 637-char remark

ⓘ 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: $992 · $83/mo
• Projected year-2 tax: $1,372 · $114/mo
• Expected delta: +$381/yr (+$32/mo · 38.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 23 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: $16,605
• − Mortgage interest: −$4,201
• − Property taxes: −$992
• − Insurance: −$375
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$2,182
• Taxable income: $6,198
• Est. tax owed @ 24.0%: −$1,488
• After-tax cash flow: $5,544/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: Eagle Pass ISD
• NCES district ID: 4817730
• Math proficiency: 15% ▼ -41.00%
• Reading proficiency: 28% ▼ -18.00%
• Median HH income: $32,967
• Composite: 17.48/100
• National rank: #9057
• State rank: #774 of 826 in TX

Livability — Eagle Pass

• Score: 73/100
• State rank: #227
• US rank: #5530

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle Pass, TX
• County: Maverick County · 57,434 people
• City population: 57,434
• Metro: Eagle Pass, TX
• Population (ZIP): 57,434
• Household income: $49,954
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 822.0

Population outlook (Maverick County) Hauer SSP2

• Today (2025): 62,919 people
• By 2030: 65,440 · +4.0%
• By 2040: 70,229 · +11.6%
• By 2050: 74,218 · +18.0%
• By 2075: 80,765 · +28.4%
• By 2100: 76,268 · +21.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 53% White 3% Native American 2%
• Hispanic origin (detail): Mexican 91% Puerto Rican 1%
• Foreign-born: 30% · Canada
• Languages at home: 11% English-only · Spanish 88%

Political lean MEDSL · Maverick

• 2024 margin: R (+18.5) · D 40.5% · R 59.0%
• 2008→2024 swing: -75.5pp toward R · 2008: 57.0pp · 2024: -18.5pp
• All cycles: 2024: R+18.5 2020: D+9.4 2016: D+55.8 2012: D+58.0 2008: D+57.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.62%
• Current HPI: 172.9298
• Rent YoY: —
• Metro: Eagle Pass, TX
• 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

• 2026-02-24 Listed $75,000 LERA

Property tax history

+5.2%/yr

Latest (2025): $992 · -0.9% YoY. Source: county tax records.