1449 Juanita · Siesta Acres, TX 78852

$149,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 10 Days on market

Built 1980 6,969 sqft lot Est $168k · 11% under

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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 +22.9/30.0
• ARV discount +12.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this cozy and well-maintained home located in a quiet neighborhood in Eagle Pass. With 3 comfortable bedrooms and 1 full bath, this property offers a functional layout ideal for families, first-time buyers, or anyone looking to downsize. Built in 1980, this home sits on a spacious 7,344 SqFt lot, providing plenty of outdoor space for gardening, entertaining, or future expansion. Inside, you'll find approximately 912 SqFt of living space, filled with natural light and a welcoming atmosphere. Don't miss this affordable opportunity to own a great home in a convenient location. Schedule your private showing today!; Original MLS#: 81709; Age Range: 41-50 Yrs; Appraisal District ID: 18

Key facts

• Fenced
• Natural light
• Spacious lot

Tags

• SPACIOUS LOT
• NATURAL LIGHT
• FENCED

Property features AI

Exterior

• Home design: Tile roof; Siding exterior; Slab foundation
• Construction: Tile roof; Siding exterior; Slab foundation
• Exterior features: Paved street

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Smoke alarm; Ceiling fans; Eat-in kitchen; Laundry room; 1 living area
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).

Location & tenants

• Location reads 61/100 on livability (#979 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, schools F, amenities F.
• Eagle Pass ISD (town): math 15% / reading 28% proficiency, ranked #774 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 461 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 66 units permitted in Maverick County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Maverick County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.54%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $167,808
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3345 Tina Dr	0.17mi	3/1.0	925 (+1%)	4mo	$170,000	$184	86
2978 Rodriguez St	0.27mi	3/2.0	930 (+2%)	2mo	$195,000	$210	78
3106 Siesta Dr	0.23mi	3/1.0	968 (+6%)	17mo	$72,500	$75	65

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-7,496
• Equity at exit: $22,216

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $14,799
• Equity at exit: $12,883

Cash invested: $41,720 (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 78852

• Home prices YoY: -27.5%
• Active inventory: 461
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,507 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$85 /mo · $1,017/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $262

Break-even live

Break-even rent $1,175

Max offer price $149,000

Occupancy floor 78%

Sensitivity live

Price	-10% $346	-5% $304	+0% $262	+5% $220	+10% $178
Rent	-10% $143	-5% $202	+0% $262	+5% $322	+10% $381
Rate	-1.0pp $337	-0.5pp $300	base $262	+0.5pp $223	+1.0pp $184

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Valencia Dr Eagle Pass, TX	3.0	1.0	759	$1,200	$1.58	44d	1	0.35mi
2873 Del Rio Blvd Unit 2 Eagle Pass, TX	2.0	1.0	843	$1,900	$2.25	44d	1	0.44mi

Listing history 20 events

1. 2026-06-19
   days on market $149,000 Active 10 DOM
2. 2026-06-18
   days on market $149,000 Active 9 DOM
3. 2026-06-17
   days on market $149,000 Active 8 DOM
4. 2026-06-16
   days on market $149,000 Active 7 DOM
5. 2026-06-15
   days on market $149,000 Active 6 DOM
6. 2026-06-14
   days on market $149,000 Active 4 DOM
7. 2026-06-13
   days on market $149,000 Active 3 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   days on marketlisting id $149,000 Active 1 DOM
10. 2026-06-09
    days on market $149,000 Active 248 DOM
11. 2026-06-08
    days on market $149,000 Active 247 DOM
12. 2026-06-07
    days on market $149,000 Active 246 DOM
13. 2026-06-05
    days on market $149,000 Active 243 DOM
14. 2026-06-02
    days on market $149,000 Active 241 DOM
15. 2026-06-01
    days on market $149,000 Active 240 DOM
16. 2026-05-31
    days on market $149,000 Active 239 DOM
17. 2026-05-30
    days on market $149,000 Active 238 DOM
18. 2026-05-05
    status Active 628-char remark
19. 2025-10-01
    listed $149,000 Active 628-char remark
20. 2002-11-18
    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: $1,017 · $85/mo
• Projected year-2 tax: $2,727 · $227/mo
• Expected delta: +$1,710/yr (+$142/mo · 168.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $18,079
• − Mortgage interest: −$8,346
• − Property taxes: −$1,017
• − Insurance: −$745
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$4,335
• Taxable income: $744
• Est. tax owed @ 24.0%: −$178
• After-tax cash flow: $2,966/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: Eagle Pass ISD
• NCES district ID: 4817730
• Math proficiency: 15% ▼ -41.00%
• Reading proficiency: 28% ▼ -18.00%
• Median HH income: $32,967
• Composite: 17.48/100
• National rank: #9057
• State rank: #774 of 826 in TX

Livability — Siesta Acres

• Score: 61/100
• State rank: #979
• US rank: #17381

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Siesta Acres, TX
• County: Maverick County · 57,434 people
• Metro: Eagle Pass, TX
• Population (ZIP): 57,434
• Household income: $49,954
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 822.0

Population outlook (Maverick County) Hauer SSP2

• Today (2025): 62,919 people
• By 2030: 65,440 · +4.0%
• By 2040: 70,229 · +11.6%
• By 2050: 74,218 · +18.0%
• By 2075: 80,765 · +28.4%
• By 2100: 76,268 · +21.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 53% White 3% Native American 2%
• Hispanic origin (detail): Mexican 91% Puerto Rican 1%
• Foreign-born: 30% · Canada
• Languages at home: 11% English-only · Spanish 88%

Political lean MEDSL · Maverick

• 2024 margin: R (+18.5) · D 40.5% · R 59.0%
• 2008→2024 swing: -75.5pp toward R · 2008: 57.0pp · 2024: -18.5pp
• All cycles: 2024: R+18.5 2020: D+9.4 2016: D+55.8 2012: D+58.0 2008: D+57.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.62%
• Current HPI: 172.9298
• Rent YoY: —
• Metro: Eagle Pass, 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

2 events — show timeline

• 2025-10-01 Listed $149,000 LERA
• 2002-11-18 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,017 · -1.3% YoY. Source: county tax records.