19907 Wyatt Earp Way · Lytle, TX 78052

$215,000

3 bd · 2.0 ba · 1,336 sqft · SingleFamily public records · 43 Days on market

Built 2024 6,054 sqft lot $161/sqft · 11% below area Est $241k · 11% under $29/mo HOA · 2% of rent ↓ 13% since listing

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Why this score? — see what drove the D+ 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).

• ARV discount +12.4/15.0
• Cash flow +12.0/30.0
• Appreciation +8.1/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

The beautiful RC Mitchell plan is loaded with curb appeal with its welcoming covered front porch and inviting front yard landscaping. This home features an open floor plan with 3 bedrooms, 2 bathrooms, a spacious master suite, a stunning kitchen fully equipped with energy-efficient appliances, generous counter space, and roomy pantry! Learn more about this home today.

Key facts

• Open floor plan
• Island kitchen
• Stainless appliances

Tags

• ISLAND KITCHEN
• STAINLESS APPLIANCES
• GRANITE COUNTERS
• BREAKFAST BAR
• OPEN FLOOR PLAN
• FAUX WOOD FLOORING

Property features AI

Finance

• HOA & community: Mandatory HOA; HOA fee $350 annually; Association transfer fee $340

Exterior

• Parking: 2-car garage
• Utilities: City water/sewer
• Home design: Pre-owned home; Built by Rausch Coleman; Approximately 2 years old
• Construction: Slab foundation; Composition roof
• Exterior features: Covered patio; Privacy fence; Brick and siding exterior; Recent rehab

Interior

• Kitchen: Stove/Range; Dishwasher; Microwave
• Bedrooms: Master bedroom with walk-in closet and full bath (13 x 12); Bedroom 2 (11 x 10); Bedroom 3 (10 x 10)
• Flooring: Carpeting; Other (see remarks)
• Bathrooms: 2 full bathrooms; Master bath with single vanity (10 x 6)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Island kitchen; Open floor plan; Laundry room; Walk-in closets; All window coverings remain; Smoke alarm; Electric water heater; Garage door opener
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-53 ($-632/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (25.2% below list).
• Recommended offer: $161k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.8% in Lytle — 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 69/100 on livability (#404 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F.
• Lytle ISD (rural): math 24% / reading 27% proficiency, ranked #690 of 826 in TX (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lytle El (math 22% / reading 23%, grade F, #3,311 of 4,322 statewide, top 77%, 541 students, 73% FRL); Lytle H S (math 17% / reading 32%, grade F, #1,264 of 1,632 statewide, top 82%, 487 students, 73% FRL).
• Market conditions: 107 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $13k appreciation (6.2% local appreciation)).
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Recommended offer $160,888 (25.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.75% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.05%
• DSCR: 0.95
• GRM: 11.1

CMA / ARV

• ARV (median comp): $241,325
• List price: $215,000
• Delta: -10.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16112 Farmer	0.47mi	3/2.0	1,316 (-2%)	3mo	$291,900	$222	74
16045 Delgado Hls	0.54mi	3/2.0	1,316 (-2%)	6mo	$291,900	$222	68
16017 Delgado Hls	0.54mi	3/2.0	1,316 (-2%)	7mo	$297,900	$226	67
16100 Farmer	0.67mi	3/2.0	1,316 (-2%)	4mo	$297,900	$226	63
15000 Lytle Somerset Rd	0.53mi	3/2.0	1,440 (+8%)	0mo	$231,999	$161	62
16012 Stratford Cv	0.42mi	3/2.0	1,174 (-12%)	1mo	$252,900	$215	59
16005 Cabana Dr	0.46mi	3/2.0	1,174 (-12%)	4mo	$283,900	$242	55
16140 Farmer	0.53mi	3/2.0	1,174 (-12%)	2mo	$249,900	$213	53
16016 Imes Way	0.55mi	3/2.0	1,174 (-12%)	5mo	$274,900	$234	50
16056 Imes Way	0.60mi	3/2.0	1,174 (-12%)	3mo	$255,900	$218	50
16182 Farmer	0.65mi	3/2.0	1,174 (-12%)	2mo	$249,900	$213	48
16148 Farmer	0.67mi	3/2.0	1,174 (-12%)	4mo	$283,900	$242	45

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

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 2.03×
• Total profit: $61,844
• Equity at exit: $138,558

10-year hold

• IRR: 15.2%
• Equity multiple: 4.05×
• Total profit: $183,582
• Equity at exit: $254,257

Cash invested: $60,200 (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 78052

• Home prices YoY: 2.9%
• Active inventory: 107
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,609 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$78 /mo · $931/yr
• Insurance: −$90
• HOA: −$29
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-53

Break-even live

Break-even rent $1,676

Max offer price $205,701

Occupancy floor 98%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14838 Lytle Somerset Rd Lytle, TX	2.0	1.0	950	$1,250	$1.32	44d	1	0.36mi
16004 Tassel Br Lytle, TX	2.0–5.0	2.0–2.5	1558	$2,137	$1.37	2d	1	0.64mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: landscaping

Listing history 17 events

1. 2026-06-15
   statusdays on market $215,000 Pending 43 DOM
2. 2026-06-13
   days on market $215,000 Active Option 42 DOM
3. 2026-06-12
   statusdays on market $215,000 Active Option 41 DOM
4. 2026-06-10
   days on market $215,000 Active 38 DOM
5. 2026-06-08
   days on market $215,000 Active 37 DOM
6. 2026-06-08
   days on market $215,000 Active 36 DOM
7. 2026-06-05
   days on market $215,000 Active 34 DOM
8. 2026-06-03
   days on market $215,000 Active 32 DOM
9. 2026-06-02
   days on market $215,000 Active 31 DOM
10. 2026-06-01
    days on market $215,000 Active 30 DOM
11. 2026-05-31
    days on market $215,000 Active 29 DOM
12. 2026-05-02
    listed $215,000 New 232-char remark
13. 2025-03-15
    status Pending 370-char remark

    Show marketing remark (370 chars)

    The beautiful RC Mitchell plan is loaded with curb appeal with its welcoming covered front porch and inviting front yard landscaping. This home features an open floor plan with 3 bedrooms, 2 bathrooms, a spacious master suite, a stunning kitchen fully equipped with energy-efficient appliances, generous counter space, and roomy pantry! Learn more about this home today.

14. 2025-03-13
    soldstatus Sold 370-char remark

    Show marketing remark (370 chars)

    The beautiful RC Mitchell plan is loaded with curb appeal with its welcoming covered front porch and inviting front yard landscaping. This home features an open floor plan with 3 bedrooms, 2 bathrooms, a spacious master suite, a stunning kitchen fully equipped with energy-efficient appliances, generous counter space, and roomy pantry! Learn more about this home today.

15. 2024-12-30
    price $237,900 370-char remark

    Show marketing remark (370 chars)

    The beautiful RC Mitchell plan is loaded with curb appeal with its welcoming covered front porch and inviting front yard landscaping. This home features an open floor plan with 3 bedrooms, 2 bathrooms, a spacious master suite, a stunning kitchen fully equipped with energy-efficient appliances, generous counter space, and roomy pantry! Learn more about this home today.

16. 2024-10-12
    price $239,425 370-char remark

    Show marketing remark (370 chars)

    The beautiful RC Mitchell plan is loaded with curb appeal with its welcoming covered front porch and inviting front yard landscaping. This home features an open floor plan with 3 bedrooms, 2 bathrooms, a spacious master suite, a stunning kitchen fully equipped with energy-efficient appliances, generous counter space, and roomy pantry! Learn more about this home today.

17. 2024-07-22
    listed $246,425 New 370-char remark

    Show marketing remark (370 chars)

    The beautiful RC Mitchell plan is loaded with curb appeal with its welcoming covered front porch and inviting front yard landscaping. This home features an open floor plan with 3 bedrooms, 2 bathrooms, a spacious master suite, a stunning kitchen fully equipped with energy-efficient appliances, generous counter space, and roomy pantry! Learn more about this home today.

ⓘ 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: $931 · $78/mo
• Projected year-2 tax: $3,934 · $328/mo
• Expected delta: +$3,003/yr (+$250/mo · 322.6%)

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

Taxation est. · year 1

• Rental income: $19,307
• − Mortgage interest: −$12,043
• − Property taxes: −$931
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − HOA: −$348
• − Depreciation: −$6,255
• Taxable loss: −$4,434
• Est. tax savings @ 24.0%: +$1,064
• After-tax cash flow: $433/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: Lytle ISD
• NCES district ID: 4828650
• Math proficiency: 24% ▼ -7.00%
• Reading proficiency: 27% ▼ -3.00%
• Median HH income: $54,478
• Composite: 22.9/100
• National rank: #8004
• State rank: #690 of 826 in TX

Livability — Lytle

• Score: 69/100
• State rank: #404
• US rank: #8374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lytle, TX
• Population (ZIP): 6,221

Population outlook (Atascosa County) Hauer SSP2

• Today (2025): 57,233 people
• By 2030: 61,729 · +7.9%
• By 2040: 71,122 · +24.3%
• By 2050: 80,906 · +41.4%
• By 2075: 106,134 · +85.4%
• By 2100: 122,415 · +113.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (66%)
• Race & ethnicity: Hispanic / Latino 66% White 32% Two or more races 22% Native American 2%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Lithuanian 3% Greek 2% Iranian 1%
• Foreign-born: 11% · Canada
• Languages at home: 54% English-only · Spanish 44% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Atascosa

• 2024 margin: Solid R (+43.3) · D 27.9% · R 71.3%
• 2008→2024 swing: -32.8pp toward R · 2008: -10.5pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+34.0 2016: R+29.1 2012: R+18.3 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.25%
• Current HPI: 221.8201
• 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

-12.8% since first listed

8 events — show timeline

• 2026-06-14 Pending — LERA
• 2026-06-10 Contingent — LERA
• 2026-05-02 Listed $215,000 LERA
• 2025-03-15 Pending — LERA
• 2025-03-13 Sold (MLS) — LERA
• 2024-12-30 Price Changed $237,900 LERA
• 2024-10-12 Price Changed $239,425 LERA
• 2024-07-22 Listed $246,425 LERA

Property tax history

+28.2%/yr

Latest (2025): $931 · +28.2% YoY. Source: county tax records.