1491 Wilson · Eagle Pass, TX 78852

$115,000

3 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 12 Days on market

Built 2018 4,473 sqft lot $89/sqft · 21% below area Est $145k · 21% under

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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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.8/10.0
• 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

Listing remarks

Located at 1491 Wilson Street in Eagle Pass, Texas, this 1,292 square foot home is situated within city limits on a residential multi-family zoned lot. The property offers potential for buyers seeking a value-add opportunity. The home is a fixer-upper and will require repairs prior to being placed back on the market for reinvestment or income-producing use. Multi-family zoning provides flexibility for future use, subject to city regulations and approvals. Its location within city limits allows for convenient access to local services, schools, and amenities. This property may be suitable for investors or buyers looking to improve and reposition a home in an established area. Motivated seller

Key facts

• Fixer-upper
• 4,473 sq ft lot
• Built 2018

Tags

• MULTI-FAMILY ZONED LOT
• VALUE-ADD OPPORTUNITY
• FIXER-UPPER

Property features AI

Finance

• Other: Listing broker: Aranda Real Estate; Listing agent: Carlos Herrera — [phone]
• Financial info: Down payment assistance not indicated

Exterior

• Home design: Single-family property
• Construction: Composition roof
• Exterior features: Lot approximately 0.1027 acres

Interior

• Bathrooms: Two full bathrooms
• Interior features: One living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 9.8% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 66 units permitted in Maverick County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 12 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 $115,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.28% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.65%
• DSCR: 1.56
• GRM: 6.5

CMA / ARV

• ARV (median comp): $145,445
• List price: $115,000
• Delta: -20.93%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
250 N Blanco	0.44mi	3/1.0	1,264 (-2%)	5mo	$90,000	$71	72
325 Trinity St	0.42mi	3/1.0	1,326 (+3%)	5mo	$105,000	$79	72
1979 NE Hillcrest	0.54mi	3/1.0	1,300 (+1%)	13mo	$90,000	$69	63
529 Luis St	0.12mi	3/2.0	1,143 (-12%)	16mo	$225,000	$197	58
1855 Quarry St	0.63mi	2/1.0 (-1)	1,316 (+2%)	10mo	$185,000	$141	54
1836 Cox St	0.49mi	2/1.0 (-1)	1,155 (-11%)	1mo	$192,350	$167	53
1793 Cox St	0.45mi	3/2.0	1,420 (+10%)	8mo	$279,500	$197	52
1789 Cox St Unit N/A	0.45mi	3/2.0	1,381 (+7%)	14mo	$269,500	$195	52
1770 Brown St	0.49mi	3/1.0	1,445 (+12%)	14mo	$105,000	$73	46
1895 Wilson St	0.36mi	4/2.0 (+1)	1,410 (+9%)	16mo	$199,500	$141	46
1923 N Cox St Unit N/A	0.49mi	4/2.0 (+1)	1,400 (+8%)	15mo	$180,000	$129	42
606 & 1625 Hillcrest Blvd	0.70mi	3/2.0	1,176 (-9%)	16mo	$180,000	$153	35

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $3,023
• Equity at exit: $17,147

10-year hold

• IRR: 12.0%
• Equity multiple: 1.95×
• Total profit: $30,630
• Equity at exit: $9,943

Cash invested: $32,200 (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 78852

• Home prices YoY: -27.5%
• Active inventory: 462
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,472 high
• Mortgage (P&I): −$603
• Tax from tax record: −$172 /mo · $2,069/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $339

Break-even live

Break-even rent $1,042

Max offer price $115,000

Occupancy floor 72%

Sensitivity live

Price	-10% $405	-5% $372	+0% $339	+5% $307	+10% $274
Rent	-10% $223	-5% $281	+0% $339	+5% $398	+10% $456
Rate	-1.0pp $397	-0.5pp $369	base $339	+0.5pp $310	+1.0pp $279

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1454 E Garrison St Unit 1 Eagle Pass, TX	2.0	1.0	1034	$1,650	$1.60	45d	1	0.20mi
130 N Adams St Unit 1 Eagle Pass, TX	2.0	2.0	1250	$1,100	$0.88	45d	1	0.64mi
475 Jefferson St Unit 1 Eagle Pass, TX	2.0	2.0	900	$1,200	$1.33	45d	1	0.74mi
1009 Kiriaka Dr Eagle Pass, TX	3.0	2.0	1327	$1,600	$1.21	45d	1	0.76mi
889 Tampico Cir Eagle Pass, TX	4.0	2.0	1495	$1,400	$0.94	45d	1	1.15mi
1626 Bowles St Eagle Pass, TX	3.0	2.0	1118	$1,350	$1.21	45d	1	1.42mi

Listing history 19 events

1. 2026-06-21
   days on market $115,000 Active 12 DOM
2. 2026-06-19
   days on market $115,000 Active 10 DOM
3. 2026-06-18
   days on market $115,000 Active 9 DOM
4. 2026-06-17
   days on market $115,000 Active 8 DOM
5. 2026-06-16
   days on market $115,000 Active 7 DOM
6. 2026-06-15
   days on market $115,000 Active 6 DOM
7. 2026-06-14
   days on market $115,000 Active 4 DOM
8. 2026-06-13
   days on market $115,000 Active 3 DOM
9. 2026-06-10
   days on marketlisting id $115,000 Active 1 DOM
10. 2026-06-09
    days on market $115,000 Active 155 DOM
11. 2026-06-08
    days on market $115,000 Active 154 DOM
12. 2026-06-07
    days on market $115,000 Active 153 DOM
13. 2026-06-05
    days on market $115,000 Active 150 DOM
14. 2026-06-02
    days on market $115,000 Active 148 DOM
15. 2026-06-01
    days on market $115,000 Active 147 DOM
16. 2026-05-31
    days on market $115,000 Active 146 DOM
17. 2026-05-30
    days on market $115,000 Active 145 DOM
18. 2026-01-05
    listed $115,000 Active 792-char remark
19. 2005-12-01
    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: $2,069 · $172/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$35/yr (+$3/mo · 1.7%)

ⓘ 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 4/10 Moderate
• 🌡 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: $17,663
• − Mortgage interest: −$6,442
• − Property taxes: −$2,069
• − Insurance: −$575
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$3,345
• Taxable income: $2,406
• Est. tax owed @ 24.0%: −$577
• After-tax cash flow: $3,496/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

• 2026-01-05 Listed $115,000 LERA
• 2005-12-01 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,069 · -0.9% YoY. Source: county tax records.