1496 Ferry St · Eagle Pass, TX 78852

$397,500

8 bd · 4.0 ba · 2,662 sqft · MultiFamily public records · 13 Days on market

Built 1991 6,926 sqft lot $149/sqft · at area comps Est $398k · 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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Business Opportunity - Fully-furnished Triplex for Sale. Suite A: 3 Bedrooms/2 Baths. Suite B: 2 Bedrooms/1 Bath. Suite C: 3 Bedrooms/2 Bath. Total sqft 2662. Block construction and composition shingles. Roof is 2 years old. Priced right at $397.500.00. Contact listing agent for more information. ; Original MLS#: 83086; Age Range: 31-40 Yrs; Appraisal District ID: 9949; Apx Lot Size SqFt: 6946.00; Available Utilities: Electricity Available; Exterior Finish: Block; Interior Features: Smoke Alarm; Location: In City Limits, Corner Lot; Unit 1 - Cool: yes; Unit 1 - Heat: yes; Unit 1 - Lease Ends/Vacant: n/a; Unit 1 - SqFt: 887; Unit 2 - Cool: yes; Unit 2 - Heat: yes; Unit 2 - Lease Ends/Va

Key facts

• Roof is 2 years old
• In city limits
• Composition shingles

Tags

• FULLY-FURNISHED TRIPLEX
• BLOCK CONSTRUCTION
• COMPOSITION SHINGLES
• ROOF IS 2 YEARS OLD
• SMOKE ALARM
• IN CITY LIMITS

Property features AI

Finance

• Financial info: Down payment resources not available

Exterior

• Utilities: Separate water meters
• Home design: 3-unit multifamily property
• Construction: Composition roof

Interior

• Kitchen: Each unit includes an oven/stove and refrigerator
• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 2 bedrooms; Unit 3: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: Unit 1: 2 full bathrooms; Unit 2: 1 full bathroom; Unit 3: 2 full bathrooms
• Interior features: Ceramic tile floors
• Laundry & utility: Separate water meters

What this means for you Summary

Snapshot

• This is a 2×3.0bd/2.0ba + 1×2.0bd/1.0ba units multifamily listed at $398k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive. Per door: $188/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $397k (0.1% below list).
• Recommended offer: $397k (0.1% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 3.4% in Eagle Pass — 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 73/100 on livability (#227 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, schools D, 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.
• Market conditions: 462 active listings in the ZIP; 66 units permitted in Maverick County in 2024 (0 in 5+ unit buildings).
• At $3,970/mo this rent would consume 95% of the median local household income ($50k/yr) (locally 822% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Maverick County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $397,000 (0.1% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.00% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.08%
• DSCR: 1.27
• GRM: 8.3

CMA / ARV

• ARV (median comp): $397,700
• List price: $397,500
• Delta: -0.05%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.9%
• Equity multiple: 0.74×
• Total profit: $-28,545
• Equity at exit: $59,269

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $21,197
• Equity at exit: $34,369

Cash invested: $111,300 (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 78852

• Home prices YoY: -27.5%
• Active inventory: 462
• Price-to-rent: 24.0×

Monthly cashflow live

• Estimated rent: $3,970 medium
• Mortgage (P&I): −$2,085
• Tax from tax record: −$322 /mo · $3,867/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$834
• Net cashflow: $564

Break-even live

Break-even rent $3,256

Max offer price $397,500

Occupancy floor 81%

Sensitivity live

Price	-10% $789	-5% $676	+0% $564	+5% $451	+10% $339
Rent	-10% $250	-5% $407	+0% $564	+5% $721	+10% $878
Rate	-1.0pp $764	-0.5pp $665	base $564	+0.5pp $461	+1.0pp $356

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	2	$2,758
1× unit	2.0	1	$1,212
Total (3 units)			$3,970

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: $99,375
• Closing costs: $11,925
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $397,500 Active 13 DOM
2. 2026-06-19
   days on market $397,500 Active 11 DOM
3. 2026-06-18
   days on market $397,500 Active 10 DOM
4. 2026-06-17
   days on market $397,500 Active 9 DOM
5. 2026-06-16
   days on market $397,500 Active 8 DOM
6. 2026-06-15
   days on market $397,500 Active 7 DOM
7. 2026-06-14
   days on market $397,500 Active 5 DOM
8. 2026-06-13
   days on market $397,500 Active 4 DOM
9. 2026-06-10
   days on market $397,500 Active 2 DOM
10. 2026-06-09
    remarks 699-char remark
11. 2026-06-09
    days on marketlisting id $397,500 Active 1 DOM
12. 2026-06-08
    days on market $397,500 Active 122 DOM
13. 2026-06-07
    days on market $397,500 Active 121 DOM
14. 2026-06-05
    days on market $397,500 Active 118 DOM
15. 2026-06-02
    days on market $397,500 Active 116 DOM
16. 2026-06-01
    days on market $397,500 Active 115 DOM
17. 2026-05-31
    days on market $397,500 Active 114 DOM
18. 2026-05-30
    days on market $397,500 Active 113 DOM
19. 2026-02-06
    listed $397,500 Active 302-char remark
20. 2019-03-25
    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: $3,867 · $322/mo
• Projected year-2 tax: $7,274 · $606/mo
• Expected delta: +$3,407/yr (+$284/mo · 88.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 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: $47,640
• − Mortgage interest: −$22,266
• − Property taxes: −$3,867
• − Insurance: −$1,988
• − Repairs & maintenance: −$3,811
• − Management: −$3,811
• − Depreciation: −$11,564
• Taxable income: $333
• Est. tax owed @ 24.0%: −$80
• After-tax cash flow: $6,687/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: 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 — Eagle Pass

• Score: 73/100
• State rank: #227
• US rank: #5530

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle Pass, TX
• County: Maverick County · 57,434 people
• City population: 57,434
• Metro: Eagle Pass, TX
• Population (ZIP): 57,434
• Household income: $49,954
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 822.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 53% White 3% Native American 2%
• Hispanic origin (detail): Mexican 91% Puerto Rican 1%
• Foreign-born: 30% · Canada
• Languages at home: 11% English-only · Spanish 88%

Political lean MEDSL · Maverick

• 2024 margin: R (+18.5) · D 40.5% · R 59.0%
• 2008→2024 swing: -75.5pp toward R · 2008: 57.0pp · 2024: -18.5pp
• All cycles: 2024: R+18.5 2020: D+9.4 2016: D+55.8 2012: D+58.0 2008: D+57.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.62%
• Current HPI: 172.9298
• Rent YoY: —
• Metro: Eagle Pass, TX
• 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

2 events — show timeline

• 2026-02-06 Listed $397,500 LERA
• 2019-03-25 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $3,867 · +2.0% YoY. Source: county tax records.