732 E Mesquite · Uvalde, TX 78801

$129,000

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 250 Days on market

Built 1970 0.40 ac lot $145/sqft · 15% below area Est $151k · 15% under ↓ 46% since listing

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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 +16.3/30.0
• ARV discount +14.2/15.0
• DSCR +5.0/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom, 1 bath home is situated on a spacious corner lot in a great location, conveniently within walking distance to local schools. The fully fenced yard with chain link fencing offers ample space for outdoor enjoyment, gardening, pets, or future improvements. Offered As Is, this property is a great opportunity for investors, first time buyers, or anyone looking to renovate and add value. With its solid layout, generous lot size, and excellent location, there's plenty of potential to make it your own.

Key facts

• Fully fenced yard
• Corner lot
• 0.4 acre lot

Tags

• CORNER LOT
• FULLY FENCED YARD
• SHORT WALK FROM LOCAL SCHOOLS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $70 ($846/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (6.9% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.0% in Uvalde — 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 74/100 on livability (#187 in TX, #4,844 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D, schools F.
• Uvalde CISD (town): math 19% / reading 26% proficiency, ranked #760 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 224 active listings in the ZIP; 17 units permitted in Uvalde County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Uvalde County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 250 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 250 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 9.0

CMA / ARV

• ARV (median comp): $151,386
• List price: $129,000
• Delta: -14.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 3rd St	0.12mi	2/1.0	1,008 (+14%)	3mo	$172,000	$171	69
313 Mary Ann St	0.40mi	2/1.0	916 (+3%)	12mo	$89,000	$97	66
627 E Leona St	0.17mi	3/1.0 (+1)	987 (+11%)	21mo	$55,000	$56	51
409 Sycamore St	0.37mi	3/1.0 (+1)	1,004 (+13%)	9mo	$89,999	$90	48
108 W Knippa St	0.35mi	3/1.0 (+1)	777 (-12%)	18mo	$89,500	$115	43

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: -12.6%
• Equity multiple: 0.55×
• Total profit: $-16,404
• Equity at exit: $19,234

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-8,464
• Equity at exit: $11,154

Cash invested: $36,120 (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 78801

• Active inventory: 224
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$148 /mo · $1,771/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $70

Break-even live

Break-even rent $1,111

Max offer price $129,000

Occupancy floor 89%

Sensitivity live

Price	-10% $144	-5% $107	+0% $70	+5% $34	+10% $-3
Rent	-10% $-24	-5% $23	+0% $70	+5% $118	+10% $165
Rate	-1.0pp $135	-0.5pp $103	base $70	+0.5pp $37	+1.0pp $3

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $129,000 Active 250 DOM
2. 2026-06-18
   days on market $129,000 Active 248 DOM
3. 2026-06-17
   days on market $129,000 Active 247 DOM
4. 2026-06-16
   days on market $129,000 Active 246 DOM
5. 2026-06-15
   days on market $129,000 Active 245 DOM
6. 2026-06-15
   days on market $129,000 Active 244 DOM
7. 2026-06-13
   days on market $129,000 Active 243 DOM
8. 2026-06-12
   days on market $129,000 Active 242 DOM
9. 2026-06-09
   days on market $129,000 Active 239 DOM
10. 2026-06-08
    days on market $129,000 Active 238 DOM
11. 2026-06-08
    days on market $129,000 Active 237 DOM
12. 2026-06-07
    days on market $129,000 Active 236 DOM
13. 2026-06-03
    days on market $129,000 Active 233 DOM
14. 2026-06-02
    days on market $129,000 Active 232 DOM
15. 2026-06-01
    days on market $129,000 Active 231 DOM
16. 2026-05-31
    days on market $129,000 Active 230 DOM
17. 2026-03-26
    price $129,000 515-char remark

    Show marketing remark (515 chars)

    This 2 bedroom, 1 bath home is situated on a spacious corner lot in a great location, conveniently within walking distance to local schools. The fully fenced yard with chain link fencing offers ample space for outdoor enjoyment, gardening, pets, or future improvements. Offered As Is, this property is a great opportunity for investors, first time buyers, or anyone looking to renovate and add value. With its solid layout, generous lot size, and excellent location, there's plenty of potential to make it your own.

18. 2025-10-13
    listed $149,000 New 515-char remark

    Show marketing remark (515 chars)

    This 2 bedroom, 1 bath home is situated on a spacious corner lot in a great location, conveniently within walking distance to local schools. The fully fenced yard with chain link fencing offers ample space for outdoor enjoyment, gardening, pets, or future improvements. Offered As Is, this property is a great opportunity for investors, first time buyers, or anyone looking to renovate and add value. With its solid layout, generous lot size, and excellent location, there's plenty of potential to make it your own.

19. 2025-04-01
    historical
20. 2025-03-16
    price $150,000
21. 2024-12-07
    price $189,900
22. 2024-11-01
    price $229,500
23. 2024-10-29
    listed $239,500 Active
24. 2010-03-27
    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: $1,771 · $148/mo
• Projected year-2 tax: $2,361 · $197/mo
• Expected delta: +$590/yr (+$49/mo · 33.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $14,404
• − Mortgage interest: −$7,226
• − Property taxes: −$1,771
• − Insurance: −$645
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,753
• Taxable loss: −$1,295
• Est. tax savings @ 24.0%: +$311
• After-tax cash flow: $1,157/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: Uvalde CISD
• NCES district ID: 4843720
• Math proficiency: 19% ▼ -9.00%
• Reading proficiency: 26% ▼ -3.00%
• Median HH income: $36,054
• Composite: 18.63/100
• National rank: #8897
• State rank: #760 of 826 in TX

Livability — Uvalde

• Score: 74/100
• State rank: #187
• US rank: #4844

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Uvalde, TX
• Population (ZIP): 21,487

Population outlook (Uvalde County) Hauer SSP2

• Today (2025): 28,865 people
• By 2030: 29,675 · +2.8%
• By 2040: 31,256 · +8.3%
• By 2050: 32,790 · +13.6%
• By 2075: 37,013 · +28.2%
• By 2100: 37,306 · +29.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% White 20% Two or more races 18% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 69% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Serbian 1% Slovak 1%
• Foreign-born: 11% · Canada
• Languages at home: 48% English-only · Spanish 51% Other Asian/Pacific 1%

Political lean MEDSL · Uvalde

• 2024 margin: Solid R (+33.4) · D 32.9% · R 66.3%
• 2008→2024 swing: -28.1pp toward R · 2008: -5.3pp · 2024: -33.4pp
• All cycles: 2024: R+33.4 2020: R+20.3 2016: R+10.8 2012: R+8.3 2008: R+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -113.65%
• Current HPI: 152.7777
• 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

-46.1% since first listed

8 events — show timeline

• 2026-03-26 Price Changed $129,000 LERA
• 2025-10-13 Listed $149,000 LERA
• 2025-04-01 Listing Removed — HARMLS
• 2025-03-16 Price Changed $150,000 HARMLS
• 2024-12-07 Price Changed $189,900 HARMLS
• 2024-11-01 Price Changed $229,500 HARMLS
• 2024-10-29 Listed $239,500 HARMLS
• 2010-03-27 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,771 · +0.5% YoY. Source: county tax records.