104 Charles · George West, TX 78022

$55,000

3 bd · 1.0 ba · 1,382 sqft · SingleFamily public records · 137 Days on market

Built 1958 0.27 ac lot $40/sqft · 64% below area ↓ 15% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Opportunity in George West! This 3-bedroom, 1-bath home at 104 Charles Street offers solid potential for investors or buyers looking to add value through updates. Situated on a quiet street, this property features a functional floor plan, good room sizes, and a layout that's easy to re-imagine. The home is in need of updating throughout, making it an ideal project for renovation, rental improvement, or a first-time buyer ready to customize to their taste. With the right improvements, this property could truly shine and build instant equity. Conveniently located near schools, local amenities, and with easy access to Hwy 59 , Hwy 281, and IH 37, this is a chance to get into the George West market at an attractive price point. Being sold as-is. Bring your vision and turn this house into a great home or income-producing property again!

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($900 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#177 in TX, #4,670 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• George West ISD (rural): math 55% / reading 59% proficiency, ranked #95 of 826 in TX (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 44 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 12 units permitted in Live Oak County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Live Oak County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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 1958 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.64% ✓
• Cap rate: 14.66%
• Cash-on-cash: 29.86%
• DSCR: 2.33
• GRM: 5.1

CMA / ARV

• ARV (median comp): $153,660
• List price: $55,000
• Delta: -64.21%
• 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
800 Brown St	0.21mi	3/1.0	1,376 (-0%)	9mo	$29,900	$22	82
1006 Burleson St	0.21mi	3/2.0	1,404 (+2%)	6mo	$202,500	$144	79
1005 Bowie	0.38mi	3/2.0	1,568 (+14%)	10mo	$249,700	$159	47
810 Houston St	0.49mi	2/1.0 (-1)	1,225 (-11%)	16mo	$58,000	$47	40
1102 Ross St	0.64mi	3/2.0	1,290 (-7%)	22mo	$194,500	$151	37

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: 24.4%
• Equity multiple: 2.01×
• Total profit: $15,479
• Equity at exit: $8,201

10-year hold

• IRR: 32.2%
• Equity multiple: 3.91×
• Total profit: $44,836
• Equity at exit: $4,755

Cash invested: $15,400 (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 78022

• Active inventory: 44
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$16 /mo · $197/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $383

Break-even live

Break-even rent $415

Max offer price $55,000

Occupancy floor 52%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 Garcia St George West, TX	2.0	1.0	875	$900	$1.03	44d	1	1.10mi

Listing history 19 events

1. 2026-06-19
   days on market $55,000 Active 137 DOM
2. 2026-06-18
   days on market $55,000 Active 136 DOM
3. 2026-06-17
   days on market $55,000 Active 135 DOM
4. 2026-06-16
   days on market $55,000 Active 134 DOM
5. 2026-06-15
   days on market $55,000 Active 133 DOM
6. 2026-06-14
   days on market $55,000 Active 131 DOM
7. 2026-06-12
   days on market $55,000 Active 130 DOM
8. 2026-06-09
   days on market $55,000 Active 127 DOM
9. 2026-06-08
   days on market $55,000 Active 126 DOM
10. 2026-06-07
    days on market $55,000 Active 125 DOM
11. 2026-06-05
    days on market $55,000 Active 123 DOM
12. 2026-06-02
    days on market $55,000 Active 120 DOM
13. 2026-06-01
    days on market $55,000 Active 119 DOM
14. 2026-05-31
    days on market $55,000 Active 118 DOM
15. 2026-05-30
    days on market $55,000 Active 117 DOM
16. 2026-04-09
    price $55,000 864-char remark

    Show marketing remark (864 chars)

    Great Opportunity in George West! This 3-bedroom, 1-bath home at 104 Charles Street offers solid potential for investors or buyers looking to add value through updates. Situated on a quiet street, this property features a functional floor plan, good room sizes, and a layout that's easy to re-imagine. The home is in need of updating throughout, making it an ideal project for renovation, rental improvement, or a first-time buyer ready to customize to their taste. With the right improvements, this property could truly shine and build instant equity. Conveniently located near schools, local amenities, and with easy access to Hwy 59 , Hwy 281, and IH 37, this is a chance to get into the George West market at an attractive price point. Being sold as-is. Bring your vision and turn this house into a great home or income-producing property again!

17. 2026-04-07
    price $55,000 943-char remark

    Show marketing remark (943 chars)

    Great Fixer Upper Opportunity in George West! This 3-bedroom, 1-bath home at 104 Charles Street offers solid potential for investors or buyers looking to add value through updates. Situated on a quiet street, this property features a functional floor plan, good room sizes, and a layout that's easy to re-imagine. New Hot Water Heater installed. No appliances. The home is in need of updating throughout, making it an ideal project for renovation, rental improvement, or a first-time buyer ready to customize to their taste. Newer hot water heater installed. With the right improvements, this property could truly shine and build instant equity. Conveniently located near schools, local amenities, and with easy access to Hwy 59 , Hwy 281, and IH 37, this is a chance to get into the George West market at an attractive price point. Being sold as-is. Bring your vision and turn this house into a great home or income-producing property again!

18. 2026-02-04
    listed $65,000 Active 943-char remark

    Show marketing remark (943 chars)

    Great Fixer Upper Opportunity in George West! This 3-bedroom, 1-bath home at 104 Charles Street offers solid potential for investors or buyers looking to add value through updates. Situated on a quiet street, this property features a functional floor plan, good room sizes, and a layout that's easy to re-imagine. New Hot Water Heater installed. No appliances. The home is in need of updating throughout, making it an ideal project for renovation, rental improvement, or a first-time buyer ready to customize to their taste. Newer hot water heater installed. With the right improvements, this property could truly shine and build instant equity. Conveniently located near schools, local amenities, and with easy access to Hwy 59 , Hwy 281, and IH 37, this is a chance to get into the George West market at an attractive price point. Being sold as-is. Bring your vision and turn this house into a great home or income-producing property again!

19. 2026-02-02
    listed $65,000 New 864-char remark

    Show marketing remark (864 chars)

    Great Opportunity in George West! This 3-bedroom, 1-bath home at 104 Charles Street offers solid potential for investors or buyers looking to add value through updates. Situated on a quiet street, this property features a functional floor plan, good room sizes, and a layout that's easy to re-imagine. The home is in need of updating throughout, making it an ideal project for renovation, rental improvement, or a first-time buyer ready to customize to their taste. With the right improvements, this property could truly shine and build instant equity. Conveniently located near schools, local amenities, and with easy access to Hwy 59 , Hwy 281, and IH 37, this is a chance to get into the George West market at an attractive price point. Being sold as-is. Bring your vision and turn this house into a great home or income-producing property again!

ⓘ 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: $197 · $16/mo
• Projected year-2 tax: $1,006 · $84/mo
• Expected delta: +$810/yr (+$67/mo · 411.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥113°F today · 22 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: $10,800
• − Mortgage interest: −$3,081
• − Property taxes: −$197
• − Insurance: −$275
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$1,600
• Taxable income: $3,919
• Est. tax owed @ 24.0%: −$941
• After-tax cash flow: $3,658/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: George West ISD
• NCES district ID: 4820550
• Math proficiency: 55% ▼ -7.00%
• Reading proficiency: 59% ▲ 2.00%
• Median HH income: $45,721
• Composite: 48.17/100
• National rank: #2175
• State rank: #95 of 826 in TX

Livability — George West

• Score: 74/100
• State rank: #177
• US rank: #4670

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: George West, TX
• Population (ZIP): 4,694

Population outlook (Live Oak County) Hauer SSP2

• Today (2025): 13,886 people
• By 2030: 14,793 · +6.5%
• By 2040: 16,633 · +19.8%
• By 2050: 18,511 · +33.3%
• By 2075: 23,859 · +71.8%
• By 2100: 26,396 · +90.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (50%)
• Race & ethnicity: Hispanic / Latino 50% White 45% Two or more races 16% Black 1%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Serbian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 74% English-only · Spanish 26%

Political lean MEDSL · Live Oak

• 2024 margin: Solid R (+69.6) · D 14.9% · R 84.6%
• 2008→2024 swing: -20.6pp toward R · 2008: -49.0pp · 2024: -69.6pp
• All cycles: 2024: R+69.6 2020: R+66.9 2016: R+63.5 2012: R+54.5 2008: R+49.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.40%
• Current HPI: 123.3797
• 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

-15.4% since first listed

4 events — show timeline

• 2026-04-09 Price Changed $55,000 LERA
• 2026-04-07 Price Changed $55,000 CBMLS
• 2026-02-04 Listed $65,000 CBMLS
• 2026-02-02 Listed $65,000 LERA

Property tax history

-15.5%/yr

Latest (2025): $197 · +93.0% YoY. Source: county tax records.