Brower Plan · Geronimo, TX 78155

$180,999

3 bd · 2.0 ba · 1,213 sqft · SingleFamily · 216 Days on market

Good condition ↓ 16% since listing

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Why this score? — see what drove the D- 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 +10.2/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• 1% rule +3.0/10.0
• Rent growth +3.0/5.0
• DSCR +2.9/10.0
• Livability +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

🏗️ New construction. The $180,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $209,432.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $181k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (7.2% below list).
• Recommended offer: $159k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% vs local median 4.7% in Geronimo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 51/100 on livability (#1,471 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Navarro ISD (rural): math 48% / reading 50% proficiency, ranked #166 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 1342 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 2,064 units permitted in Guadalupe County in 2024 (133 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Guadalupe County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($159k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,279 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $209,432
• List price: $180,999
• Delta: -13.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9024 James Bowie	0.26mi	3/2.0	1,217 (+0%)	1mo	$169,500	$139	86
5739 Alope Way	0.15mi	3/2.0	1,354 (+12%)	5mo	$190,000	$140	70
215 Pastar Fls	0.36mi	3/2.0	1,354 (+12%)	1mo	$186,999	$138	63
5705 Mangas Cir	0.30mi	3/2.0	1,354 (+12%)	7mo	$178,999	$132	61
5721 Mangas Cir	0.31mi	3/2.0	1,354 (+12%)	8mo	$203,999	$151	60
121 Pastar Fls	0.44mi	3/2.0	1,354 (+12%)	4mo	$165,999	$123	57
9119 Colonel Trl	0.38mi	3/2.0	1,354 (+12%)	7mo	$190,999	$141	57
154 Pastar Fls	0.43mi	3/2.0	1,354 (+12%)	5mo	$175,999	$130	57
126 Pastar Fls	0.46mi	3/2.0	1,354 (+12%)	5mo	$169,999	$126	55
980 Pastar Crk	0.47mi	3/2.0	1,354 (+12%)	6mo	$344,999	$255	54
968 Pastar Crk	0.45mi	3/2.0	1,354 (+12%)	7mo	$183,999	$136	54
988 Pastar Crk	0.48mi	3/2.0	1,354 (+12%)	6mo	$180,999	$134	54

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 · 2.04% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.26×
• Total profit: $-43,181
• Equity at exit: $31,227

10-year hold

• IRR: -17.5%
• Equity multiple: 0.08×
• Total profit: $-53,832
• Equity at exit: $18,108

Cash invested: $58,641 (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 78155

• Rents YoY: 2.0%
• Active inventory: 1342
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,680 high
• Mortgage (P&I): −$1,098
• Tax est. 1.5%: −$262 /mo · $3,141/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $-120

Break-even live

Break-even rent $1,832

Max offer price $192,025

Occupancy floor —

Sensitivity live

Price	-10% $24	-5% $-48	+0% $-120	+5% $-193	+10% $-265
Rent	-10% $-253	-5% $-187	+0% $-120	+5% $-54	+10% $12
Rate	-1.0pp $-15	-0.5pp $-67	base $-120	+0.5pp $-175	+1.0pp $-230

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: $52,358
• Closing costs: $6,283
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9272 James Bowie Seguin, TX	3.0	2.0	1440	$1,450	$1.01	2d	1	0.08mi
9211 Saint Jerome Seguin, TX	3.0	2.0	1440	$1,550	$1.08	2d	1	0.10mi
5863 Coahulia Rdg Seguin, TX	3.0	2.0	1440	$1,675	$1.16	44d	1	0.27mi
5863 Coahulia Rdg Seguin, TX	3.0	2.0	1266	$1,550	$1.22	2d	1	0.27mi
217 Alligator Crk Seguin, TX	3.0	2.0	1380	$1,750	$1.27	44d	1	0.36mi
964 Pastar Crk Seguin, TX	4.0	2.0	1483	$1,745	$1.18	2d	1	0.46mi

Listing history 21 events

1. 2026-06-18
   days on market $180,999 Active 216 DOM
2. 2026-06-17
   days on market $180,999 Active 215 DOM
3. 2026-06-16
   days on market $180,999 Active 214 DOM
4. 2026-06-15
   days on market $180,999 Active 213 DOM
5. 2026-06-13
   days on market $180,999 Active 211 DOM
6. 2026-06-13
   days on market $180,999 Active 210 DOM
7. 2026-06-09
   days on market $180,999 Active 207 DOM
8. 2026-06-08
   days on market $180,999 Active 206 DOM
9. 2026-06-07
   days on market $180,999 Active 205 DOM
10. 2026-06-04
    days on market $180,999 Active 202 DOM
11. 2026-06-03
    days on market $180,999 Active 201 DOM
12. 2026-06-02
    days on market $180,999 Active 200 DOM
13. 2026-06-01
    days on market $180,999 Active 199 DOM
14. 2026-05-31
    days on market $180,999 Active 198 DOM
15. 2026-05-09
    price $180,999 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests.

16. 2026-05-05
    price $182,999 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests.

17. 2026-04-27
    price $184,999 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests.

18. 2026-04-24
    price $186,999 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests.

19. 2026-04-22
    price $189,999 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests.

20. 2025-12-20
    price $209,999 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests.

21. 2025-11-14
    listed $214,999 Active 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests.

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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: $20,158
• − Mortgage interest: −$11,731
• − Property taxes: −$3,141
• − Insurance: −$1,047
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − Depreciation: −$6,093
• Taxable loss: −$5,080
• Est. tax savings @ 24.0%: +$1,219
• After-tax cash flow: $-224/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

Good 80/100 Cosmetic rehab

This single-level home showcases a spacious open floorplan with modern finishes and a good condition. It is move-in ready with minor cosmetic updates that can further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers.
• Resale Bathroom fixtures — Upgraded fixtures can attract more buyers and renters.
• Resale Flooring — New flooring can make the home more appealing to buyers and renters.
• Both Lighting — Improved lighting can make the home more inviting and increase its value.
• Both Window treatments — New window treatments can enhance curb appeal and interior aesthetics.
• Both Landscaping — Landscaping improvements can increase curb appeal and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
• Resale Bathroom fixtures — Upgraded fixtures can attract more buyers and renters. ↑
• Resale Flooring — New flooring can make the home more appealing to buyers and renters. ↑
• Both Lighting — Improved lighting can make the home more inviting and increase its value. ↑
• Both Window treatments — New window treatments can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping — Landscaping improvements can increase curb appeal and add value to the property. ↑

ⓘ 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: Navarro ISD
• NCES district ID: 4832160
• Math proficiency: 48% ▼ -19.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $66,008
• Composite: 43.49/100
• National rank: #2996
• State rank: #166 of 826 in TX

Livability — Geronimo

• Score: 51/100
• State rank: #1471
• US rank: #25174

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Geronimo, TX
• County: Guadalupe County · 147,291 people
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 55,600
• Household income: $71,039
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 1053.0

Population outlook (Guadalupe County) Hauer SSP2

• Today (2025): 196,854 people
• By 2030: 220,210 · +11.9%
• By 2040: 268,004 · +36.1%
• By 2050: 316,333 · +60.7%
• By 2075: 434,747 · +120.8%
• By 2100: 520,447 · +164.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 49% White 43% Two or more races 26% Black 5%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Lithuanian 2% Slovak 1% Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 74% English-only · Spanish 24% German/W. Germanic 1%

Political lean MEDSL · Guadalupe

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: +1.5pp toward D · 2008: -31.0pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+24.2 2016: R+31.8 2012: R+35.1 2008: R+31.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -147.43%
• Current HPI: 160.5435
• Rent YoY: ▲ 2.04%
• Metro: San Antonio-New Braunfels, 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

-15.8% since first listed

7 events — show timeline

• 2026-05-09 Price Changed $180,999 Zillow
• 2026-05-05 Price Changed $182,999 Zillow
• 2026-04-27 Price Changed $184,999 Zillow
• 2026-04-24 Price Changed $186,999 Zillow
• 2026-04-22 Price Changed $189,999 Zillow
• 2025-12-20 Price Changed $209,999 Zillow
• 2025-11-14 Listed $214,999 Zillow