3148 Leonel · Las Quintas Fronterizas, TX 78852

$105,000

3 bd · 1.0 ba · 1,495 sqft · SingleFamily public records · 10 Days on market

Built 1987 10,400 sqft lot $70/sqft · 64% below area

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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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this 3-bedroom, 1-bath home offering 1,495 sq ft of living space on a generous . 23-acre lot. The property needs work and is ideal for an investor or buyer looking for their next flip or renovation project. As you enter, you're welcomed by a small greeting room that leads into a spacious open-concept area combining the living room, kitchen, and dining space—perfect for reimagining a modern layout. The main level features one bedroom, one bathroom, and a separate laundry room. Upstairs, you'll find two additional bedrooms. This home is being sold AS IS, WHERE IS, WITH ALL ITS FAULTS. Cash offers only. No repairs will be made by the seller. Bring your vision and unlock the potential this property has to offer!

Key facts

• Fenced
• Open-concept area
• 0.24 acre lot

Tags

• OPEN-CONCEPT AREA
• SEPARATE LAUNDRY ROOM
• FENCED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 11.2% vs local median 2.2% in Las Quintas Fronterizas — 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 52/100 on livability (#1,445 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools D-, amenities F, commute 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 66 units permitted in Maverick County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $726 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

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 $105,000

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 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?
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: 1.34% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.69%
• DSCR: 1.79
• GRM: 6.2

CMA / ARV

• ARV (median comp): $295,381
• List price: $105,000
• Delta: -64.45%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3063 Samuel Dr	0.20mi	3/2.0	1,517 (+2%)	3mo	$309,000	$204	82
1733 Tron Ln Unit N/A	0.16mi	3/2.0	1,380 (-8%)	2mo	$245,000	$178	75
3211 Ethel Dr Unit N/A	0.39mi	3/2.0	1,520 (+2%)	1mo	$290,000	$191	74
3161 Mauricio Libson Blvd	0.46mi	3/2.0	1,527 (+2%)	1mo	$295,000	$193	70
3144 Tita St	0.34mi	3/2.0	1,376 (-8%)	3mo	$259,900	$189	65
3148 Tita St	0.34mi	3/2.0	1,364 (-9%)	2mo	$259,900	$191	64
3191 Ethel Dr	0.46mi	3/2.5	1,567 (+5%)	2mo	$325,000	$207	63
3201 Ethel Dr Unit N/A	0.47mi	3/2.5	1,623 (+9%)	1mo	$328,000	$202	57
3223 Ethel Dr	0.39mi	3/2.5	1,663 (+11%)	1mo	$310,000	$186	56
3253 Ethel Dr Unit N/A	0.40mi	3/2.0	1,677 (+12%)	1mo	$359,900	$215	56
3175 Ethel Dr Unit N/A	0.50mi	3/2.0	1,649 (+10%)	1mo	$310,000	$188	54
3179 Ethel Dr Unit N/A	0.47mi	4/2.0 (+1)	1,657 (+11%)	1mo	$315,000	$190	50

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: 9.2%
• Equity multiple: 1.36×
• Total profit: $10,584
• Equity at exit: $15,656

10-year hold

• IRR: 18.3%
• Equity multiple: 2.52×
• Total profit: $44,737
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,411 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$87 /mo · $1,039/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $433

Break-even live

Break-even rent $862

Max offer price $105,000

Occupancy floor 64%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 J R Rodriguez St Unit 7 Eagle Pass, TX	2.0	1.5	1032	$1,100	$1.07	44d	1	0.91mi
3222 Yucca Loop Eagle Pass, TX	3.0	1.0	1723	$1,100	$0.64	44d	1	0.99mi
1001 Colon Ln Eagle Pass, TX	3.0	2.0	1376	$1,800	$1.31	44d	1	1.23mi
1009 Kiriaka Dr Eagle Pass, TX	3.0	2.0	1327	$1,600	$1.21	44d	1	1.39mi

Listing history 18 events

1. 2026-06-19
   days on market $105,000 Active 10 DOM
2. 2026-06-18
   days on market $105,000 Active 9 DOM
3. 2026-06-17
   days on market $105,000 Active 8 DOM
4. 2026-06-16
   days on market $105,000 Active 7 DOM
5. 2026-06-15
   days on market $105,000 Active 6 DOM
6. 2026-06-14
   days on market $105,000 Active 4 DOM
7. 2026-06-13
   days on market $105,000 Active 3 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   days on marketlisting id $105,000 Active 1 DOM
10. 2026-06-09
    days on market $105,000 Active 133 DOM
11. 2026-06-08
    days on market $105,000 Active 132 DOM
12. 2026-06-07
    days on market $105,000 Active 131 DOM
13. 2026-06-05
    days on market $105,000 Active 128 DOM
14. 2026-06-02
    days on market $105,000 Active 126 DOM
15. 2026-06-01
    days on market $105,000 Active 125 DOM
16. 2026-05-31
    days on market $105,000 Active 124 DOM
17. 2026-05-30
    days on market $105,000 Active 123 DOM
18. 2026-01-28
    listed $105,000 Active 747-char remark

    Show marketing remark (747 chars)

    Opportunity awaits with this 3-bedroom, 1-bath home offering 1,495 sq ft of living space on a generous . 23-acre lot. The property needs work and is ideal for an investor or buyer looking for their next flip or renovation project. As you enter, you're welcomed by a small greeting room that leads into a spacious open-concept area combining the living room, kitchen, and dining space—perfect for reimagining a modern layout. The main level features one bedroom, one bathroom, and a separate laundry room. Upstairs, you'll find two additional bedrooms. This home is being sold AS IS, WHERE IS, WITH ALL ITS FAULTS. Cash offers only. No repairs will be made by the seller. Bring your vision and unlock the potential this property has to offer!

ⓘ 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: $1,039 · $87/mo
• Projected year-2 tax: $1,922 · $160/mo
• Expected delta: +$882/yr (+$74/mo · 84.9%)

ⓘ 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: $16,928
• − Mortgage interest: −$5,882
• − Property taxes: −$1,039
• − Insurance: −$525
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$3,055
• Taxable income: $3,719
• Est. tax owed @ 24.0%: −$893
• After-tax cash flow: $4,309/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 — Las Quintas Fronterizas

• Score: 52/100
• State rank: #1445
• US rank: #24707

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Las Quintas Fronterizas, 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

1 event — show timeline

• 2026-01-28 Listed $105,000 EPBOR

Property tax history

+3.3%/yr

Latest (2025): $1,039 · +8.6% YoY. Source: county tax records.