5947 Consider Trl · Somerset, TX 78073

$207,999

4 bd · 2.0 ba · 1,575 sqft · SingleFamily · 59 Days on market

Built 2026 Excellent condition 4,791 sqft lot Est $217k · at est. $33/mo HOA · 2% of rent ↓ 9% 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 +13.4/30.0
• ARV discount +9.4/15.0
• Appreciation +6.3/10.0
• Condition / age +4.8/5.0
• 1% rule +4.0/10.0
• DSCR +4.0/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0

Listing remarks

The Sentosa - This new home offers simple living with a convenient single-level layout. An open-concept floorplan combines the kitchen, living and dining areas for simple entertaining and multitasking. Three secondary bedrooms are tucked away to the side of the home, and the owner's suite is nestled into a private rear corner, offering access to a spa-inspired bathroom and walk-in closet. Prices and features may vary and are subject to change. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• 4,791 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Financial info: Down payment assistance resources available
• HOA & community: Mandatory HOA; HOA fee $33 monthly; Association transfer fee $450

Exterior

• Parking: 2-car garage
• Utilities: Water system: SAWS; Sewer system: SAWS; Electricity: CPS; City garbage service
• Home design: New construction by Lennar; Subdivision: Valle Sol
• Construction: Brick, siding, and cement fiber exterior; Composition roof; Slab foundation; Approximate age: new
• Exterior features: Pool (community); Other community amenities (see remarks)

Interior

• Kitchen: Stove/Range; Dishwasher; 10 x 10 kitchen
• Bedrooms: Master bedroom on lower level with walk-in closet and full bath; Bedroom 2: 10 x 10; Bedroom 3: 10 x 10; Bedroom 4: 11 x 10; Master bedroom: 14 x 12
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bathroom with shower only and single vanity
• Heating & cooling: Central heating; Electric and natural gas heating; Central air conditioning
• Interior features: Open floor plan; Breakfast bar; Utility room inside; Laundry room on main level; All bedrooms downstairs; Walk-in closets; 1 living area
• Laundry & utility: Washer connection; Dryer connection; Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $208k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $3 ($33/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (10.3% below list).
• Recommended offer: $186k (10.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#639 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Somerset ISD (rural): math 41% / reading 39% proficiency, ranked #417 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 324 active listings in the ZIP; 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $5k appreciation (2.6% local appreciation)).
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $58k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $186,480 (10.3% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $217,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12018 Listening Pass	0.00mi	3/2.0 (-1)	1,657 (+5%)	1mo	$234,999	$142	86
12006 Listening Pass	0.00mi	3/2.0 (-1)	1,657 (+5%)	1mo	$245,999	$148	85
6031 Skipping Way	0.00mi	4/2.5	1,692 (+7%)	1mo	$222,999	$132	85
6007 Skipping Way	0.00mi	4/2.5	1,692 (+7%)	2mo	$206,999	$122	84
12022 Pressing Pass	0.00mi	4/2.5	1,692 (+7%)	2mo	$215,999	$128	84
5919 Consider Trl	0.00mi	3/2.0 (-1)	1,402 (-11%)	1mo	$194,999	$139	76
12107 Kneeling Path	0.00mi	3/2.0 (-1)	1,402 (-11%)	2mo	$192,999	$138	75
12010 Listening Pass	0.00mi	4/3.0	1,795 (+14%)	1mo	$248,999	$139	72
6043 Skipping Way	0.00mi	3/2.0 (-1)	1,354 (-14%)	1mo	$184,999	$137	71
12010 Pressing Pass	0.00mi	3/2.0 (-1)	1,354 (-14%)	1mo	$184,999	$137	71
12030 Pressing Pass	0.00mi	3/2.0 (-1)	1,354 (-14%)	1mo	$184,999	$137	71
6027 Skipping Way	0.00mi	3/2.0 (-1)	1,354 (-14%)	1mo	$192,999	$143	71

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

Projected returns pro-forma

2.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.36×
• Total profit: $20,922
• Equity at exit: $88,889

10-year hold

• IRR: 9.5%
• Equity multiple: 2.37×
• Total profit: $79,841
• Equity at exit: $133,487

Cash invested: $58,240 (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 78073

• Home prices YoY: 0.9%
• Active inventory: 324
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,865 medium
• Mortgage (P&I): −$1,091
• Tax est. 1.5%: −$260 /mo · $3,120/yr
• Insurance: −$87
• HOA: −$33
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $3

Break-even live

Break-even rent $1,861

Max offer price $207,999

Occupancy floor 95%

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 21 events

1. 2026-06-18
   days on market $207,999 Active 59 DOM
2. 2026-06-17
   days on market $207,999 Active 58 DOM
3. 2026-06-16
   days on market $207,999 Active 57 DOM
4. 2026-06-15
   days on market $207,999 Active 56 DOM
5. 2026-06-15
   statusdays on market $207,999 Active 55 DOM
6. 2026-06-13
   days on market $207,999 Price Change 54 DOM
7. 2026-06-12
   days on market $207,999 Price Change 53 DOM
8. 2026-06-09
   days on market $207,999 Price Change 50 DOM
9. 2026-06-08
   days on market $207,999 Price Change 49 DOM
10. 2026-06-08
    days on market $207,999 Price Change 48 DOM
11. 2026-06-07
    days on market $207,999 Price Change 47 DOM
12. 2026-06-04
    pricestatus $207,999 Price Change 44 DOM
13. 2026-06-03
    days on market $208,999 Active 44 DOM
14. 2026-06-02
    days on market $208,999 Active 43 DOM
15. 2026-06-01
    days on market $208,999 Active 42 DOM
16. 2026-05-31
    days on market $208,999 Active 41 DOM
17. 2026-05-07
    price $208,999
18. 2026-04-30
    price $212,999
19. 2026-04-28
    price $214,999
20. 2026-04-24
    price $216,999
21. 2026-04-20
    listed $228,999 New

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $22,378
• − Mortgage interest: −$11,651
• − Property taxes: −$3,120
• − Insurance: −$1,040
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − HOA: −$396
• − Depreciation: −$6,051
• Taxable loss: −$3,461
• Est. tax savings @ 24.0%: +$831
• After-tax cash flow: $864/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 · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Interior updates (e.g., new flooring, paint) — Enhances interior aesthetics and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Interior updates (e.g., new flooring, paint) — Enhances interior aesthetics 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: Somerset ISD
• NCES district ID: 4840740
• Math proficiency: 41% ▬ 0.00%
• Reading proficiency: 39% ▲ 4.00%
• Median HH income: $44,712
• Composite: 34.01/100
• National rank: #5315
• State rank: #417 of 826 in TX

Livability — Somerset

• Score: 66/100
• State rank: #639
• US rank: #12187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,510

Population outlook (Atascosa County) Hauer SSP2

• Today (2025): 57,233 people
• By 2030: 61,729 · +7.9%
• By 2040: 71,122 · +24.3%
• By 2050: 80,906 · +41.4%
• By 2075: 106,134 · +85.4%
• By 2100: 122,415 · +113.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 33% White 16%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 12% · Canada
• Languages at home: 51% English-only · Spanish 48% German/W. Germanic 1%

Political lean MEDSL · Atascosa

• 2024 margin: Solid R (+43.3) · D 27.9% · R 71.3%
• 2008→2024 swing: -32.8pp toward R · 2008: -10.5pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+34.0 2016: R+29.1 2012: R+18.3 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.60%
• Current HPI: 289.1266
• 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

-8.7% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $208,999 LERA
• 2026-04-30 Price Changed $212,999 LERA
• 2026-04-28 Price Changed $214,999 LERA
• 2026-04-24 Price Changed $216,999 LERA
• 2026-04-20 Listed $228,999 LERA