117 Charles St · Cuero, TX 77954

$50,000

3 bd · 1.0 ba · 1,432 sqft · SingleFamily public records · 242 Days on market

Built 1975 10,001 sqft lot $35/sqft · 70% below area

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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 +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of small-town charm and modern convenience at 117 Charles St, Cuero, TX 77954 – a delightful 3-bedroom, 1-bathroom single-family residence that’s ready for your personal touch. Nestled in the vibrant “Turkey Capital of the World, ” this cozy home offers 1432 square feet of inviting living space on a generous 0.2296-acre corner lot, providing ample room for gardening, play, or future expansions. Built in 1975, this property combines affordability with timeless appeal, making it an ideal choice for first-time buyers, retirees, or investors seeking steady rental income.

Key facts

• 0.23 acre lot
• Parking
• Built 1975

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $945 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.0% vs local median 5.1% in Cuero — 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 66/100 on livability (#617 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, crime F, amenities F.
• Cuero ISD (town): math 34% / reading 42% proficiency, ranked #454 of 826 in TX (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 115 active listings in the ZIP; 9 units permitted in DeWitt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• DeWitt County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 242 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $20k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 242 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 1975 — 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 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 3.36% ✓
• Cap rate: 28.97%
• Cash-on-cash: 80.98%
• DSCR: 4.60
• GRM: 2.5

CMA / ARV

• ARV (median comp): $164,985
• List price: $50,000
• Delta: -69.69%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 Keller St	0.22mi	3/2.0	1,240 (-13%)	0mo	$119,000	$96	63

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: 81.2%
• Equity multiple: 4.72×
• Total profit: $52,120
• Equity at exit: $7,455

10-year hold

• IRR: 84.6%
• Equity multiple: 9.79×
• Total profit: $123,064
• Equity at exit: $4,323

Cash invested: $14,000 (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 77954

• Active inventory: 115
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,681 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$100 /mo · $1,198/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $945

Break-even live

Break-even rent $485

Max offer price $50,000

Occupancy floor 39%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $50,000 Active 242 DOM
2. 2026-06-18
   days on market $50,000 Active 241 DOM
3. 2026-06-17
   days on market $50,000 Active 240 DOM
4. 2026-06-16
   days on market $50,000 Active 239 DOM
5. 2026-06-15
   days on market $50,000 Active 238 DOM
6. 2026-06-14
   days on market $50,000 Active 236 DOM
7. 2026-06-13
   days on market $50,000 Active 235 DOM
8. 2026-06-10
   days on market $50,000 Active 233 DOM
9. 2026-06-09
   days on market $50,000 Active 232 DOM
10. 2026-06-08
    days on market $50,000 Active 231 DOM
11. 2026-06-07
    days on market $50,000 Active 230 DOM
12. 2026-06-02
    days on market $50,000 Active 225 DOM
13. 2026-06-01
    days on market $50,000 Active 224 DOM
14. 2026-05-31
    days on market $50,000 Active 223 DOM
15. 2026-05-30
    days on market $50,000 Active 222 DOM
16. 2026-01-03
    price $50,000 624-char remark

    Show marketing remark (624 chars)

    Discover the perfect blend of small-town charm and modern convenience at 117 Charles St, Cuero, TX 77954 – a delightful 3-bedroom, 1-bathroom single-family residence that’s ready for your personal touch. Nestled in the vibrant “Turkey Capital of the World, ” this cozy home offers 1432 square feet of inviting living space on a generous 0.2296-acre corner lot, providing ample room for gardening, play, or future expansions. Built in 1975, this property combines affordability with timeless appeal, making it an ideal choice for first-time buyers, retirees, or investors seeking steady rental income.

17. 2025-10-20
    listed $70,000 Active 624-char remark

    Show marketing remark (624 chars)

    Discover the perfect blend of small-town charm and modern convenience at 117 Charles St, Cuero, TX 77954 – a delightful 3-bedroom, 1-bathroom single-family residence that’s ready for your personal touch. Nestled in the vibrant “Turkey Capital of the World, ” this cozy home offers 1432 square feet of inviting living space on a generous 0.2296-acre corner lot, providing ample room for gardening, play, or future expansions. Built in 1975, this property combines affordability with timeless appeal, making it an ideal choice for first-time buyers, retirees, or investors seeking steady rental income.

18. 2021-07-02
    soldstatus Sold 59-char remark

    Show marketing remark (59 chars)

    SOLD 'AS-IS'. 3 BEDROOMS, 1 BATH. LAUNDRY ROOM. NEEDS TLC.

19. 2021-05-11
    status Pending 59-char remark

    Show marketing remark (59 chars)

    SOLD 'AS-IS'. 3 BEDROOMS, 1 BATH. LAUNDRY ROOM. NEEDS TLC.

20. 2021-04-04
    listed $50,000 New 59-char remark

    Show marketing remark (59 chars)

    SOLD 'AS-IS'. 3 BEDROOMS, 1 BATH. LAUNDRY ROOM. NEEDS TLC.

21. 1993-10-19
    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: $1,198 · $100/mo
• Projected year-2 tax: $1,198 · $100/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 21 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: $20,167
• − Mortgage interest: −$2,801
• − Property taxes: −$1,198
• − Insurance: −$250
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − Depreciation: −$1,455
• Taxable income: $11,237
• Est. tax owed @ 24.0%: −$2,697
• After-tax cash flow: $8,640/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: Cuero ISD
• NCES district ID: 4815960
• Math proficiency: 34% ▼ -7.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $46,956
• Composite: 32.52/100
• National rank: #5700
• State rank: #454 of 826 in TX

Livability — Cuero

• Score: 66/100
• State rank: #617
• US rank: #11713

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cuero, TX
• City population: 11,007
• Population (ZIP): 11,007

Population outlook (DeWitt County) Hauer SSP2

• Today (2025): 22,271 people
• By 2030: 22,953 · +3.1%
• By 2040: 24,396 · +9.5%
• By 2050: 25,921 · +16.4%
• By 2075: 29,672 · +33.2%
• By 2100: 29,516 · +32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 48% Hispanic / Latino 38% Two or more races 13% Black 10% Native American 2%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Romanian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 83% English-only · Spanish 16%

Political lean MEDSL · DeWitt

• 2024 margin: Solid R (+67.0) · D 16.2% · R 83.3%
• 2008→2024 swing: -19.2pp toward R · 2008: -47.9pp · 2024: -67.0pp
• All cycles: 2024: R+67.0 2020: R+62.5 2016: R+63.8 2012: R+55.1 2008: R+47.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.54%
• Current HPI: 171.7238
• 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

6 events — show timeline

• 2026-01-03 Price Changed $50,000 Unlock MLS
• 2025-10-20 Listed $70,000 Unlock MLS
• 2021-07-02 Sold (MLS) — LERA
• 2021-05-11 Pending — LERA
• 2021-04-04 Listed $50,000 LERA
• 1993-10-19 Sold (Public Records) — Public Records

Property tax history

+16.0%/yr

Latest (2025): $1,198 · +4.2% YoY. Source: county tax records.