515 E French St · Cuero, TX 77954

$99,000

4 bd · 3.0 ba · 1,680 sqft · SingleFamily public records · 283 Days on market

Built 1950 0.29 ac lot $59/sqft · 56% below area ↓ 48% since listing

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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

Charming Two-Story Colonial with Investment Potential Step into history with this classic 2-story Colonial home featuring 2,394 sq. ft. of living space, original wood floors, and stately front columns that showcase its timeless character. This property offers 4 bedrooms and 3 baths in the main home, with the added bonus of separate living quarters including 2 bedrooms and 1 bath—ideal for guests, extended family, or rental income. Recent updates include new windows and a partial metal roof, while other renovations have been started, leaving room for the right buyer or investor to restore this home to its original glory. Inside, you’ll find tall ceilings, spacious rooms, and abundant natural light, all hallmarks of true Colonial design. Situated on a corner lot close to schools, shopping, and conveniences, this home offers both charm and opportunity. Whether you’re looking for an investment project or a personal restoration, this is your chance to bring back the beauty of a classic home with endless potential.

Key facts

• Original wood floors
• Partial metal roof
• Corner lot

Tags

• ORIGINAL WOOD FLOORS
• STATELY FRONT COLUMNS
• SEPARATE LIVING QUARTERS
• NEW WINDOWS
• PARTIAL METAL ROOF
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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; 2 comparable units currently listed for rent nearby; 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 $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; flood insurance adds $125/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.10% ✓
• Cap rate: 15.48%
• Cash-on-cash: 32.81%
• DSCR: 2.46
• GRM: 4.0

CMA / ARV

• ARV (median comp): $222,764
• List price: $99,000
• Delta: -55.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 W Broadway St	0.58mi	3/2.0 (-1)	1,676 (-0%)	10mo	$275,000	$164	55
104 Alamo Cir	0.51mi	3/2.0 (-1)	1,561 (-7%)	1mo	$248,000	$159	55
101 Boulder Ridge Dr	0.57mi	4/2.0	1,510 (-10%)	1mo	$243,990	$162	52
1209 Huck St	0.68mi	3/2.0 (-1)	1,585 (-6%)	0mo	$339,000	$214	50
112 Bohman St	0.66mi	4/2.0	1,665 (-1%)	21mo	$134,900	$81	47
508 W Johnson St	0.73mi	3/2.0 (-1)	1,542 (-8%)	2mo	$250,000	$162	42
607 W Johnson St	0.74mi	3/2.0 (-1)	1,839 (+10%)	1mo	$165,000	$90	40

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: 21.6%
• Equity multiple: 1.88×
• Total profit: $24,490
• Equity at exit: $14,761

10-year hold

• IRR: 29.7%
• Equity multiple: 3.68×
• Total profit: $74,164
• Equity at exit: $8,560

Cash invested: $27,720 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,083 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$327 /mo · $3,926/yr
• Insurance: −$41
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $633

Break-even live

Break-even rent $1,282

Max offer price $99,000

Occupancy floor 65%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 2nd St Cuero, TX	3.0	2.0	1224	$2,500	$2.04	43d	1	0.67mi
413 Schleicher St Cuero, TX	5.0	2.0	1876	$1,700	$0.91	23d	1	0.76mi

Listing history 26 events

1. 2026-06-19
   days on market $99,000 Active 283 DOM
2. 2026-06-18
   days on market $99,000 Active 282 DOM
3. 2026-06-17
   days on market $99,000 Active 281 DOM
4. 2026-06-16
   days on market $99,000 Active 280 DOM
5. 2026-06-15
   days on market $99,000 Active 279 DOM
6. 2026-06-14
   days on market $99,000 Active 277 DOM
7. 2026-06-13
   days on market $99,000 Active 276 DOM
8. 2026-06-10
   days on market $99,000 Active 274 DOM
9. 2026-06-09
   days on market $99,000 Active 273 DOM
10. 2026-06-08
    days on market $99,000 Active 272 DOM
11. 2026-06-07
    days on market $99,000 Active 271 DOM
12. 2026-06-02
    days on market $99,000 Active 266 DOM
13. 2026-06-01
    days on market $99,000 Active 265 DOM
14. 2026-05-31
    days on market $99,000 Active 264 DOM
15. 2026-05-30
    days on market $99,000 Active 263 DOM
16. 2025-12-29
    price $99,000 1045-char remark

    Show marketing remark (1045 chars)

    Charming Two-Story Colonial with Investment Potential Step into history with this classic 2-story Colonial home featuring 2,394 sq. ft. of living space, original wood floors, and stately front columns that showcase its timeless character. This property offers 4 bedrooms and 3 baths in the main home, with the added bonus of separate living quarters including 2 bedrooms and 1 bath—ideal for guests, extended family, or rental income. Recent updates include new windows and a partial metal roof, while other renovations have been started, leaving room for the right buyer or investor to restore this home to its original glory. Inside, you’ll find tall ceilings, spacious rooms, and abundant natural light, all hallmarks of true Colonial design. Situated on a corner lot close to schools, shopping, and conveniences, this home offers both charm and opportunity. Whether you’re looking for an investment project or a personal restoration, this is your chance to bring back the beauty of a classic home with endless potential.

17. 2025-12-26
    price $99,000 994-char remark

    Show marketing remark (994 chars)

    Step into history with this classic 2-story Colonial home featuring 2,394 sq. ft. of living space, original wood floors, and stately front columns that showcase its timeless character. This property offers 4 bedrooms and 3 baths in the main home, with the added bonus of separate living quarters including 2 bedrooms and 1 bath—ideal for guests, extended family, or rental income. Recent updates include new windows and a partial metal roof, while other renovations have been started, leaving room for the right buyer or investor to restore this home to its original glory. Inside, you’ll find tall ceilings, spacious rooms, and abundant natural light, all hallmarks of true Colonial design. Situated on a corner lot close to schools, shopping, and conveniences, this home offers both charm and opportunity. Whether you’re looking for an investment project or a personal restoration, this is your chance to bring back the beauty of a classic home with endless potential.

18. 2025-09-09
    listed $109,000 Active 1045-char remark

    Show marketing remark (994 chars)

    Step into history with this classic 2-story Colonial home featuring 2,394 sq. ft. of living space, original wood floors, and stately front columns that showcase its timeless character. This property offers 4 bedrooms and 3 baths in the main home, with the added bonus of separate living quarters including 2 bedrooms and 1 bath—ideal for guests, extended family, or rental income. Recent updates include new windows and a partial metal roof, while other renovations have been started, leaving room for the right buyer or investor to restore this home to its original glory. Inside, you’ll find tall ceilings, spacious rooms, and abundant natural light, all hallmarks of true Colonial design. Situated on a corner lot close to schools, shopping, and conveniences, this home offers both charm and opportunity. Whether you’re looking for an investment project or a personal restoration, this is your chance to bring back the beauty of a classic home with endless potential.

19. 2025-09-09
    listed $109,000 Active 994-char remark

    Show marketing remark (994 chars)

    Step into history with this classic 2-story Colonial home featuring 2,394 sq. ft. of living space, original wood floors, and stately front columns that showcase its timeless character. This property offers 4 bedrooms and 3 baths in the main home, with the added bonus of separate living quarters including 2 bedrooms and 1 bath—ideal for guests, extended family, or rental income. Recent updates include new windows and a partial metal roof, while other renovations have been started, leaving room for the right buyer or investor to restore this home to its original glory. Inside, you’ll find tall ceilings, spacious rooms, and abundant natural light, all hallmarks of true Colonial design. Situated on a corner lot close to schools, shopping, and conveniences, this home offers both charm and opportunity. Whether you’re looking for an investment project or a personal restoration, this is your chance to bring back the beauty of a classic home with endless potential.

20. 2025-09-04
    soldstatus
21. 2024-09-10
    historical
22. 2024-03-26
    price $140,000
23. 2024-01-10
    price $165,000
24. 2023-10-05
    listed $190,000 New
25. 2020-08-28
    soldstatus
26. 2007-05-25
    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: $3,926 · $327/mo
• Projected year-2 tax: $3,926 · $327/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 6/10 Major FEMA zone A · 70% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 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: $24,995
• − Mortgage interest: −$5,546
• − Property taxes: −$3,926
• − Insurance: −$1,997
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − Depreciation: −$2,880
• Taxable income: $6,647
• Est. tax owed @ 24.0%: −$1,595
• After-tax cash flow: $5,997/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

-47.9% since first listed

11 events — show timeline

• 2025-12-29 Price Changed $99,000 CTXMLS
• 2025-12-26 Price Changed $99,000 HARMLS
• 2025-09-09 Listed $109,000 HARMLS
• 2025-09-09 Listed $109,000 CTXMLS
• 2025-09-04 Sold (Public Records) — Public Records
• 2024-09-10 Listing Removed — LERA
• 2024-03-26 Price Changed $140,000 LERA
• 2024-01-10 Price Changed $165,000 LERA
• 2023-10-05 Listed $190,000 LERA
• 2020-08-28 Sold (Public Records) — Public Records
• 2007-05-25 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $3,926 · +11.8% YoY. Source: county tax records.