1801 E Highway 285 · Airport Road Addition, TX 78355

$59,000

3 bd · 1.0 ba · 1,394 sqft · SingleFamily public records · 112 Days on market

Built 1970 Fair condition 9,148 sqft lot $42/sqft · 66% 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
• Appreciation +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.7/10.0

Listing remarks MLS

Large lot with trees. Possible owner finance on this 3/1. City water and sewer.

Key facts

• Large lot
• City water
• City sewer

Tags

• LARGE LOT
• CITY WATER
• CITY SEWER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $54k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#669 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Brooks County ISD (town): math 19% / reading 26% proficiency, ranked #776 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 42 active listings in the ZIP.

Forward outlook

• In year one you build about $696 of equity ($408 loan paydown + $288 appreciation (0.5% local appreciation)).
• At projected returns (0.5% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $50k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% 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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.03% ✓
• Cap rate: 17.03%
• Cash-on-cash: 38.34%
• DSCR: 2.71
• GRM: 4.1

CMA / ARV

• ARV (median comp): $185,000
• List price: $59,000
• Delta: -68.11%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
513 County Road 205	0.62mi	3/2.0	1,351 (-3%)	2mo	$185,000	$137	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.1%
• Equity multiple: 3.01×
• Total profit: $33,282
• Equity at exit: $18,587

10-year hold

• IRR: 42.6%
• Equity multiple: 5.94×
• Total profit: $81,689
• Equity at exit: $23,540

Cash invested: $16,520 (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 78355

• Home prices YoY: 0.6%
• Active inventory: 42
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$86 /mo · $1,030/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $528

Break-even live

Break-even rent $531

Max offer price $59,000

Occupancy floor 51%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $59,000 Active 112 DOM
2. 2026-06-17
   days on market $59,000 Active 111 DOM
3. 2026-06-16
   days on market $59,000 Active 110 DOM
4. 2026-06-15
   days on market $59,000 Active 109 DOM
5. 2026-06-13
   days on market $59,000 Active 107 DOM
6. 2026-06-12
   days on market $59,000 Active 106 DOM
7. 2026-06-09
   days on market $59,000 Active 103 DOM
8. 2026-06-08
   days on market $59,000 Active 102 DOM
9. 2026-06-08
   days on market $59,000 Active 101 DOM
10. 2026-06-07
    days on market $59,000 Active 100 DOM
11. 2026-06-03
    days on market $59,000 Active 97 DOM
12. 2026-06-02
    days on market $59,000 Active 96 DOM
13. 2026-06-01
    days on market $59,000 Active 95 DOM
14. 2026-05-31
    days on market $59,000 Active 94 DOM
15. 2026-02-26
    listed $59,000 Active 79-char remark

    Show marketing remark (79 chars)

    Large lot with trees. Possible owner finance on this 3/1. City water and sewer.

16. 2026-01-17
    status Pending
17. 2025-12-17
    price $29,900
18. 2025-12-04
    price $39,900
19. 2025-10-07
    price $49,900
20. 2025-08-29
    price $59,900
21. 2025-07-31
    price $69,900
22. 2025-06-30
    listed $74,900 Active
23. 2024-12-16
    soldstatus $50,256

ⓘ 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: $1,030 · $86/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$50/yr (+$4/mo · 4.9%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $14,394
• − Mortgage interest: −$3,305
• − Property taxes: −$1,030
• − Insurance: −$295
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$1,716
• Taxable income: $5,745
• Est. tax owed @ 24.0%: −$1,379
• After-tax cash flow: $4,955/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

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its curb appeal and interior condition, with a focus on exterior siding, interior walls, and flooring. Updates will significantly increase its resale and rental value.

Repairs flagged

• Moderate exterior siding — Visible wear and tear
• Major interior walls — Paint peeling and worn condition
• Moderate kitchen cabinets — Older style, could be updated

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Rental Replace worn carpet — Improves comfort and appearance
• Both Paint interior walls — Enhances overall appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Visible wear and tear	Moderate	$3,000–15,000
interior walls · Paint peeling and worn condition	Major	$15,000–50,000
kitchen cabinets · Older style, could be updated	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$21,000–80,000

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Rental Replace worn carpet — Improves comfort and appearance ↑
• Both Paint interior walls — Enhances overall appearance and value ↑

ⓘ 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: Brooks County ISD
• NCES district ID: 4811580
• Math proficiency: 19% ▼ -16.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $23,562
• Composite: 17.44/100
• National rank: #9064
• State rank: #776 of 826 in TX

Livability — Airport Road Addition

• Score: 65/100
• State rank: #669
• US rank: #12564

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,843

Population outlook (Brooks County) Hauer SSP2

• Today (2025): 7,122 people
• By 2030: 7,090 · -0.4%
• By 2040: 7,023 · -1.4%
• By 2050: 6,954 · -2.4%
• By 2075: 6,413 · -10.0%
• By 2100: 5,296 · -25.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 38% White 8%
• Hispanic origin (detail): Mexican 82%
• Common ancestry: Lithuanian 5% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 30% English-only · Spanish 70%

Political lean MEDSL · Brooks

• 2024 margin: Lean D (+9.6) · D 54.5% · R 44.8%
• 2008→2024 swing: -42.0pp toward R · 2008: 51.6pp · 2024: 9.6pp
• All cycles: 2024: D+9.6 2020: D+19.0 2016: D+51.0 2012: D+57.4 2008: D+51.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.49%
• Current HPI: 78.6241
• 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

+17.4% since first listed

9 events — show timeline

• 2026-02-26 Listed $59,000 CBMLS
• 2026-01-17 Pending — CBMLS
• 2025-12-17 Price Changed $29,900 CBMLS
• 2025-12-04 Price Changed $39,900 CBMLS
• 2025-10-07 Price Changed $49,900 CBMLS
• 2025-08-29 Price Changed $59,900 CBMLS
• 2025-07-31 Price Changed $69,900 CBMLS
• 2025-06-30 Listed $74,900 CBMLS
• 2024-12-16 Sold (Public Records) $50,256 Public Records