506 2nd · Cotulla, TX 78014

$120,000

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 148 Days on market

Built 2008 6,272 sqft lot Est $124k · at est.

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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 +16.6/30.0
• ARV discount +9.1/15.0
• DSCR +5.2/10.0
• Appreciation +4.8/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Start your new year in a new home! Adorable AND affordable, welcome to this cheerful 2-bedroom, 1-bath home designed to make the most of natural light with plenty of windows throughout. The inviting living room features a tray ceiling and ceiling fan, creating a bright and airy space for relaxing or entertaining. Both bedrooms are comfortably sized and also include ceiling fans for year-round comfort. The home comes equipped with a stove, washer and dryer, plus a large pantry and a dedicated dining room making everyday living convenient and functional. Enjoy outdoor living on the covered front patio, the perfect spot for a morning cup of coffee. Out back, the spacious porch sets the stage

Key facts

• Backyard
• Covered front patio
• Large pantry

Tags

• COVERED FRONT PATIO
• SPACIOUS PORCH
• LARGE PANTRY
• DEDICATED DINING ROOM
• BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $72 ($869/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 $110k (8.5% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#422 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime C-, employment D+, amenities F.
• Cotulla ISD (town): math 29% / reading 33% proficiency, ranked #625 of 826 in TX (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cotulla H S (math 12% / reading 37%, grade F, #1,264 of 1,632 statewide, top 82%, 345 students, 83% FRL).
• Market conditions: 23 active listings in the ZIP; 8 units permitted in La Salle County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $258 of equity ($830 loan paydown + $-572 appreciation (-0.5% local appreciation)).
• La Salle County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; severe 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.59%
• DSCR: 1.12
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $124,416
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Johnston	0.38mi	3/2.0 (+1)	1,120 (-3%)	11mo	$75,000	$67	59
511 SW Lane St	0.40mi	3/1.5 (+1)	1,200 (+4%)	18mo	$143,000	$119	52
603 Medina	0.61mi	2/1.0	1,200 (+4%)	18mo	$129,000	$108	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.95×
• Total profit: $-1,565
• Equity at exit: $32,011

10-year hold

• IRR: 5.1%
• Equity multiple: 1.52×
• Total profit: $17,357
• Equity at exit: $36,284

Cash invested: $33,600 (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 78014

• Home prices YoY: -0.6%
• Active inventory: 23
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,098 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$116 /mo · $1,390/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $72

Break-even live

Break-even rent $1,006

Max offer price $120,000

Occupancy floor 88%

Sensitivity live

Price	-10% $140	-5% $106	+0% $72	+5% $38	+10% $4
Rent	-10% $-14	-5% $29	+0% $72	+5% $116	+10% $159
Rate	-1.0pp $133	-0.5pp $103	base $72	+0.5pp $41	+1.0pp $10

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-17
   status Pending
2. 2025-12-29
   status Back on Market
3. 2025-11-07
   status Pending
4. 2025-09-30
   listed $120,000 New
5. 2024-05-30
   historical
6. 2024-01-31
   status Back on Market
7. 2024-01-12
   historical Active Option
8. 2023-11-30
   listed $120,000 New

ⓘ 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: $1,390 · $116/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$806/yr (+$67/mo · 58.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,177
• − Mortgage interest: −$6,722
• − Property taxes: −$1,390
• − Insurance: −$600
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$3,491
• Taxable loss: −$1,133
• Est. tax savings @ 24.0%: +$272
• After-tax cash flow: $1,141/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: Cotulla ISD
• NCES district ID: 4815400
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 33% ▼ -4.00%
• Median HH income: $35,728
• Composite: 25.66/100
• National rank: #7398
• State rank: #625 of 826 in TX

Livability — Cotulla

• Score: 69/100
• State rank: #422
• US rank: #8674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cotulla, TX
• Population (ZIP): 5,542

Population outlook (La Salle County) Hauer SSP2

• Today (2025): 9,215 people
• By 2030: 10,075 · +9.3%
• By 2040: 11,748 · +27.5%
• By 2050: 13,629 · +47.9%
• By 2075: 18,139 · +96.8%
• By 2100: 20,858 · +126.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 36% White 11% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Slovak 3% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 42% English-only · Spanish 57%

Political lean MEDSL · La Salle

• 2024 margin: Strong R (+20.5) · D 39.5% · R 60.0%
• 2008→2024 swing: -39.5pp toward R · 2008: 19.0pp · 2024: -20.5pp
• All cycles: 2024: R+20.5 2020: R+11.8 2016: D+12.4 2012: D+18.0 2008: D+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.48%
• Current HPI: 75.8686
• 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

+0.0% since first listed

8 events — show timeline

• 2026-04-17 Pending — LERA
• 2025-12-29 Relisted — LERA
• 2025-11-07 Pending — LERA
• 2025-09-30 Listed $120,000 LERA
• 2024-05-30 Listing Removed — LERA
• 2024-01-31 Relisted — LERA
• 2024-01-12 Contingent — LERA
• 2023-11-30 Listed $120,000 LERA

Property tax history

+6.0%/yr

Latest (2025): $1,390 · -0.4% YoY. Source: county tax records.