N/A Martinez Rd · Thompsonville, TX 79852

$98,000

2 bd · 1.0 ba · 1,200 sqft · SingleFamily · 435 Days on market

Built 2020 Poor condition 10 ac lot ↓ 11% since listing

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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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Appreciation +5.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +1.9/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

THIS IS A TOTALLY COOL AND UNIQUE WORK OF MASONRY ART!! ABSOLUTELY MIUST SEE TO APPRECIATE. A RUSTIC STONE CABIN. PERFECT FOR URBAN GETAWAY OR AIR B & B WITH ADDITIONAL ACREAGE AVAILABLE. TWO WOOD BURNING STOVES.

Key facts

• Rustic stone cabin
• Wood burning stoves
• 10 acre lot

Tags

• RUSTIC STONE CABIN
• WOOD BURNING STOVES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $98k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 37/100 on livability (#1,636 in TX) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Jim Hogg County ISD (town): math 31% / reading 31% proficiency, ranked #622 of 826 in TX (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 312 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($678 loan paydown + $3k appreciation (3.0% local appreciation)).
• Jim Hogg County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 435 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 435 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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. 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: 1.04% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 8.0

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: 12.8%
• Equity multiple: 1.73×
• Total profit: $20,111
• Equity at exit: $44,065

10-year hold

• IRR: 14.8%
• Equity multiple: 3.19×
• Total profit: $60,011
• Equity at exit: $67,909

Cash invested: $27,440 (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 79852

• Active inventory: 312
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,022 medium
• Mortgage (P&I): −$514
• Tax est. 1.5%: −$122 /mo · $1,470/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $130

Break-even live

Break-even rent $857

Max offer price $98,000

Occupancy floor 82%

Sensitivity live

Price	-10% $198	-5% $164	+0% $130	+5% $96	+10% $62
Rent	-10% $49	-5% $90	+0% $130	+5% $171	+10% $211
Rate	-1.0pp $180	-0.5pp $155	base $130	+0.5pp $105	+1.0pp $79

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $98,000 Active 435 DOM
2. 2026-06-21
   days on market $98,000 Active 434 DOM
3. 2026-06-18
   days on market $98,000 Active 432 DOM
4. 2026-06-17
   days on market $98,000 Active 431 DOM
5. 2026-06-16
   days on market $98,000 Active 430 DOM
6. 2026-06-15
   days on market $98,000 Active 429 DOM
7. 2026-06-13
   days on market $98,000 Active 427 DOM
8. 2026-06-12
   days on market $98,000 Active 426 DOM
9. 2026-06-10
   days on market $98,000 Active 423 DOM
10. 2026-06-08
    days on market $98,000 Active 422 DOM
11. 2026-06-08
    days on market $98,000 Active 421 DOM
12. 2026-06-05
    days on market $98,000 Active 419 DOM
13. 2026-06-03
    days on market $98,000 Active 417 DOM
14. 2026-06-02
    days on market $98,000 Active 416 DOM
15. 2026-06-01
    days on market $98,000 Active 415 DOM
16. 2026-05-31
    days on market $98,000 Active 414 DOM
17. 2026-03-19
    status Active 216-char remark

    Show marketing remark (216 chars)

    THIS IS A TOTALLY COOL AND UNIQUE WORK OF MASONRY ART!! ABSOLUTELY MIUST SEE TO APPRECIATE. A RUSTIC STONE CABIN. PERFECT FOR URBAN GETAWAY OR AIR B & B WITH ADDITIONAL ACREAGE AVAILABLE. TWO WOOD BURNING STOVES.

18. 2026-03-13
    historical 216-char remark

    Show marketing remark (216 chars)

    THIS IS A TOTALLY COOL AND UNIQUE WORK OF MASONRY ART!! ABSOLUTELY MIUST SEE TO APPRECIATE. A RUSTIC STONE CABIN. PERFECT FOR URBAN GETAWAY OR AIR B & B WITH ADDITIONAL ACREAGE AVAILABLE. TWO WOOD BURNING STOVES.

19. 2025-07-16
    price $98,000 216-char remark

    Show marketing remark (216 chars)

    THIS IS A TOTALLY COOL AND UNIQUE WORK OF MASONRY ART!! ABSOLUTELY MIUST SEE TO APPRECIATE. A RUSTIC STONE CABIN. PERFECT FOR URBAN GETAWAY OR AIR B & B WITH ADDITIONAL ACREAGE AVAILABLE. TWO WOOD BURNING STOVES.

20. 2025-04-07
    listed $110,000 Active 216-char remark

    Show marketing remark (216 chars)

    THIS IS A TOTALLY COOL AND UNIQUE WORK OF MASONRY ART!! ABSOLUTELY MIUST SEE TO APPRECIATE. A RUSTIC STONE CABIN. PERFECT FOR URBAN GETAWAY OR AIR B & B WITH ADDITIONAL ACREAGE AVAILABLE. TWO WOOD BURNING STOVES.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $12,264
• − Mortgage interest: −$5,490
• − Property taxes: −$1,470
• − Insurance: −$490
• − Repairs & maintenance: −$981
• − Management: −$981
• − Depreciation: −$2,851
• Taxable income: $2
• Est. tax owed @ 24.0%: −$0
• After-tax cash flow: $1,561/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 · 12 photos

Poor 20/100 Extensive rehab

This rustic stone cabin requires extensive repairs and updates to become move-in ready. Significant investment is needed to improve its condition and increase its value.

Repairs flagged

• Major Exterior paint — Peeling paint
• Major Exterior roof — Exposed beams
• Major Interior walls — Exposed beams
• Major HVAC/mechanicals — Exposed beams
• Major Landscaping — Desert landscape

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace roof — Improves structural integrity and resale value
• Both Finish interior — Enhances living space and rental potential
• Both Install HVAC — Improves comfort and energy efficiency
• Both Landscaping — Enhances curb appeal and rental potential

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior paint · Peeling paint	Major	$15,000–50,000
Exterior roof · Exposed beams	Major	$15,000–50,000
Interior walls · Exposed beams	Major	$15,000–50,000
HVAC/mechanicals · Exposed beams	Major	$15,000–50,000
Landscaping · Desert landscape	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace roof — Improves structural integrity and resale value ↑
• Both Finish interior — Enhances living space and rental potential ↑
• Both Install HVAC — Improves comfort and energy efficiency ↑
• Both Landscaping — Enhances curb appeal and rental potential ↑

ⓘ 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: Jim Hogg County ISD
• NCES district ID: 4824750
• Math proficiency: 31% ▼ -15.00%
• Reading proficiency: 31% ▼ -2.00%
• Median HH income: $35,870
• Composite: 25.69/100
• National rank: #7391
• State rank: #622 of 826 in TX

Livability — Thompsonville

• Score: 37/100
• State rank: #1636
• US rank: #27553

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 614

Population outlook (Jim Hogg County) Hauer SSP2

• Today (2025): 5,023 people
• By 2030: 4,897 · -2.5%
• By 2040: 4,722 · -6.0%
• By 2050: 4,510 · -10.2%
• By 2075: 3,827 · -23.8%
• By 2100: 2,794 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 34% Two or more races 21%
• Hispanic origin (detail): Mexican 30% Puerto Rican 4%
• Foreign-born: 13% · Canada
• Languages at home: 79% English-only · Spanish 21%

Political lean MEDSL · Jim Hogg

• 2024 margin: Lean D (+8.3) · D 54.0% · R 45.7%
• 2008→2024 swing: -39.3pp toward R · 2008: 47.6pp · 2024: 8.3pp
• All cycles: 2024: D+8.3 2020: D+17.9 2016: D+56.9 2012: D+56.7 2008: D+47.6

Not yet ingested

• 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

-10.9% since first listed

4 events — show timeline

• 2026-03-19 Relisted — ODMLS
• 2026-03-13 Delisted — ODMLS
• 2025-07-16 Price Changed $98,000 ODMLS
• 2025-04-07 Listed $110,000 ODMLS