5228 Fm 1528 · Cooper, TX 75448

$104,000

4 bd · 3.0 ba · 1,998 sqft · SingleFamily · 36 Days on market

Built 1900 0.70 ac lot ↓ 35% since listing

---

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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 4 bedroom, 3 bath home on close to an acre! This home has many updates already completed! Master bedroom and bedroom 2 are downstairs with 2 bathrooms. Bedroom 3 and 4 are upstairs with the 3rd bathroom and a loft area! You will love this kitchen with plenty of cabinets with granite countertops, backsplash, a huge farm sink and stainless steel appliances. Wrap around porch along the front of the home, as well as a back porch makes a perfect place to enjoy your coffee. Huge yard with plenty of room for the kids to play. Only a little over a mile to the Cooper Lake boat ramp! This home has a lot of old charm combined with today's amenities. Come take a look before it is gone.

Key facts

• Wrap around porch
• Huge yard
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WRAP AROUND PORCH
• HUGE YARD

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $101k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 3.6% in Cooper — 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 54/100 on livability (#1,394 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment D-.
• Cooper ISD (rural): math 31% / reading 42% proficiency, ranked #497 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cooper El (math 22% / reading 37%, grade F, #2,525 of 4,322 statewide, top 62%, 467 students, 74% FRL) — zoned schools average 74% FRL vs 59% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 13 active listings in the ZIP; 7 units permitted in Delta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($719 loan paydown + $3k appreciation (3.0% local appreciation)).
• Delta County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $46k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; severe 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 $100,880 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.39% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.45%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 23.9%
• Equity multiple: 2.36×
• Total profit: $39,514
• Equity at exit: $46,763

10-year hold

• IRR: 24.8%
• Equity multiple: 4.53×
• Total profit: $102,924
• Equity at exit: $72,067

Cash invested: $29,120 (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 75448

• Active inventory: 13
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,446 medium
• Mortgage (P&I): −$545
• Tax est. 1.5%: −$130 /mo · $1,560/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $423

Break-even live

Break-even rent $910

Max offer price $104,000

Occupancy floor 66%

Sensitivity live

Price	-10% $495	-5% $459	+0% $423	+5% $387	+10% $351
Rent	-10% $309	-5% $366	+0% $423	+5% $480	+10% $538
Rate	-1.0pp $476	-0.5pp $450	base $423	+0.5pp $396	+1.0pp $369

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-07
   status Pending
2. 2026-03-30
   price $104,000
3. 2026-03-16
   price $119,000
4. 2026-03-04
   price $135,000
5. 2026-03-01
   listed $150,000 Active
6. 2026-02-03
   historical
7. 2025-12-12
   price $150,000
8. 2025-11-05
   listed $160,000 Active

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,348
• − Mortgage interest: −$5,826
• − Property taxes: −$1,560
• − Insurance: −$520
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$3,025
• Taxable income: $3,641
• Est. tax owed @ 24.0%: −$874
• After-tax cash flow: $4,206/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: Cooper ISD
• NCES district ID: 4815150
• Math proficiency: 31% ▼ -14.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $41,544
• Composite: 30.75/100
• National rank: #6160
• State rank: #497 of 826 in TX

Livability — Cooper

• Score: 54/100
• State rank: #1394
• US rank: #23910

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 683

Population outlook (Delta County) Hauer SSP2

• Today (2025): 5,168 people
• By 2030: 5,108 · -1.2%
• By 2040: 4,960 · -4.0%
• By 2050: 4,832 · -6.5%
• By 2075: 4,402 · -14.8%
• By 2100: 3,893 · -24.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 49% Two or more races 36% Hispanic / Latino 32% Black 7%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Slovak 9% Lithuanian 3%

Political lean MEDSL · Delta

• 2024 margin: Solid R (+69.7) · D 14.9% · R 84.7%
• 2008→2024 swing: -24.4pp toward R · 2008: -45.3pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+67.9 2016: R+63.0 2012: R+53.0 2008: R+45.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-35.0% since first listed

8 events — show timeline

• 2026-04-07 Pending — NTREIS
• 2026-03-30 Price Changed $104,000 NTREIS
• 2026-03-16 Price Changed $119,000 NTREIS
• 2026-03-04 Price Changed $135,000 NTREIS
• 2026-03-01 Listed $150,000 NTREIS
• 2026-02-03 Listing Removed — NTREIS
• 2025-12-12 Price Changed $150,000 NTREIS
• 2025-11-05 Listed $160,000 NTREIS