220 Calle Escuela · El Indio, TX 78860

$139,500

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 12 Days on market

Built 2021 Fair condition 0.32 ac lot

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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).

• Cash flow +12.4/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.7/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.7/10.0
• Livability +1.7/5.0

Listing remarks MLS

Original MLS#: 75047; Age Range: 0-5 Yrs; Appraisal District ID: 8400; Apx Bsmt SqFt: 0; Apx Lot Size SqFt: 15000.00; Dining: Hard Surface; Finished %: 90; Kitchen: Hard Surface, Electric; Lender: Fairway Mortgage; Living Room: Separate, Hard Surface; Loan Terms: 30 yr.; Qualify: No; Sold Type: In Office; Streets: All Weather; Utility: Elec Connect

Key facts

• Hard surface
• Fenced
• All weather

Tags

• HARD SURFACE
• FENCED
• ALL WEATHER

Property features AI

Exterior

• Utilities: City water; Septic system
• Home design: Single-family property
• Construction: Composition roof; Slab foundation
• Exterior features: Siding exterior; Lot approximately 100 x 140

Interior

• Kitchen: Stove/Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Window air conditioner
• Interior features: Ceiling fans; Eat-in kitchen; Living area; Laundry room; Stove/Range
• Laundry & utility: In-home laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-23 ($-272/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (15.9% below list).
• Recommended offer: $117k (15.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 33/100 on livability (#1,679 in TX) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: health & safety C-, amenities F, commute F.
• 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: Rosita Valley El (math 7% / reading 16%, grade F, #4,225 of 4,322 statewide, top 98%, 454 students, 94% 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 90% FRL vs 32% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 8 active listings in the ZIP; 66 units permitted in Maverick County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($964 loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 $39k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,303 (15.9% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
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: 0.84% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.9%
• Equity multiple: 1.39×
• Total profit: $15,371
• Equity at exit: $62,725

10-year hold

• IRR: 9.7%
• Equity multiple: 2.45×
• Total profit: $56,775
• Equity at exit: $96,667

Cash invested: $39,060 (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 78860

• Active inventory: 8
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,173 medium
• Mortgage (P&I): −$732
• Tax from tax record: −$160 /mo · $1,916/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-23

Break-even live

Break-even rent $1,202

Max offer price $135,500

Occupancy floor 97%

Sensitivity live

Price	-10% $56	-5% $17	+0% $-23	+5% $-62	+10% $-102
Rent	-10% $-115	-5% $-69	+0% $-23	+5% $24	+10% $70
Rate	-1.0pp $48	-0.5pp $13	base $-23	+0.5pp $-59	+1.0pp $-96

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $139,500 Active 12 DOM
2. 2026-06-19
   days on market $139,500 Active 10 DOM
3. 2026-06-18
   days on market $139,500 Active 9 DOM
4. 2026-06-17
   days on market $139,500 Active 8 DOM
5. 2026-06-16
   days on market $139,500 Active 7 DOM
6. 2026-06-15
   days on market $139,500 Active 6 DOM
7. 2026-06-14
   days on market $139,500 Active 4 DOM
8. 2026-06-13
   days on market $139,500 Active 3 DOM
9. 2026-06-10
   remarks 259-char remark
10. 2026-06-10
    days on marketlisting id $139,500 Active 1 DOM
11. 2026-06-09
    days on market $139,500 Active 703 DOM
12. 2026-06-08
    days on market $139,500 Active 702 DOM
13. 2026-06-07
    days on market $139,500 Active 701 DOM
14. 2026-06-05
    days on market $139,500 Active 698 DOM
15. 2026-06-02
    days on market $139,500 Active 696 DOM
16. 2026-06-01
    days on market $139,500 Active 695 DOM
17. 2026-05-31
    days on market $139,500 Active 694 DOM
18. 2026-05-30
    days on market $139,500 Active 693 DOM
19. 2025-02-19
    price $139,500
20. 2024-07-04
    listed $145,000 Active
21. 2023-03-14
    soldstatus

    Show marketing remark (350 chars)

    Original MLS#: 75047; Age Range: 0-5 Yrs; Appraisal District ID: 8400; Apx Bsmt SqFt: 0; Apx Lot Size SqFt: 15000.00; Dining: Hard Surface; Finished %: 90; Kitchen: Hard Surface, Electric; Lender: Fairway Mortgage; Living Room: Separate, Hard Surface; Loan Terms: 30 yr.; Qualify: No; Sold Type: In Office; Streets: All Weather; Utility: Elec Connect

22. 2022-12-26
    listed $120,000

    Show marketing remark (350 chars)

    Original MLS#: 75047; Age Range: 0-5 Yrs; Appraisal District ID: 8400; Apx Bsmt SqFt: 0; Apx Lot Size SqFt: 15000.00; Dining: Hard Surface; Finished %: 90; Kitchen: Hard Surface, Electric; Lender: Fairway Mortgage; Living Room: Separate, Hard Surface; Loan Terms: 30 yr.; Qualify: No; Sold Type: In Office; Streets: All Weather; Utility: Elec Connect

ⓘ 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: $1,916 · $160/mo
• Projected year-2 tax: $2,553 · $213/mo
• Expected delta: +$637/yr (+$53/mo · 33.2%)

ⓘ 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 5 d/yr ≥111°F today · 17 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: $14,076
• − Mortgage interest: −$7,814
• − Property taxes: −$1,916
• − Insurance: −$698
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$4,058
• Taxable loss: −$2,662
• Est. tax savings @ 24.0%: +$639
• After-tax cash flow: $367/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab

The home requires a moderate level of renovation, focusing on updating the paint and HVAC system to improve its overall condition and value.

Repairs flagged

• Minor paint — faded paint in some areas
• Minor HVAC unit — visible but no signs of malfunction

Value-add opportunities

• Both paint job — Fresh paint can improve the home's appearance and value
• Both HVAC maintenance — A clean and functioning HVAC system is essential for comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · faded paint in some areas	Minor	$500–3,000
HVAC unit · visible but no signs of malfunction	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint job — Fresh paint can improve the home's appearance and value ↑
• Both HVAC maintenance — A clean and functioning HVAC system is essential for comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — El Indio

• Score: 33/100
• State rank: #1679
• US rank: #27811

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Indio, TX

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+16.2% since first listed

3 events — show timeline

• 2024-07-04 Listed $139,500 LERA
• 2023-03-14 Sold (MLS) — LERA
• 2022-12-26 Listed $120,000 LERA

Property tax history

-1.1%/yr

Latest (2025): $1,916 · -1.1% YoY. Source: county tax records.