1510 A St · Floresville, TX 78114

$120,000

3 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 17 Days on market

Built 1940 0.33 ac lot Est $203k · 41% under

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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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +8.5/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the exceptional potential awaiting at this charming 3-bedroom, 1-bathroom residence, perfectly situated on a generous 0.30-acre lot. This property offers a unique opportunity to craft your ideal living space, boasting a fantastic lot and a private yard that promises ample outdoor enjoyment. The home a welcoming front porch, providing a quaint entry point. A driveway offers convenient parking, and with full bath. outbuildings, including sheds and a workshop with a metal roof, provide additional utility and charm to the expansive grounds. Located near downtown Floresville, Highway 181, and HEB, this property ensures convenient access to local amenities and transportation. This esta

Key facts

• Generous lot
• Outbuildings
• Private yard

Tags

• GENEROUS LOT
• PRIVATE YARD
• WELCOMING FRONT PORCH
• CONVENIENT PARKING
• OUTBUILDINGS
• WORKSHOP WITH METAL ROOF

Property features AI

Exterior

• Parking: Two covered parking spaces; Total parking for six vehicles; Two-car garage
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home; Faces northwest; Pillar/post/pier foundation
• Construction: Built (year per public records); Cement siding; Metal roof
• Exterior features: Patio; Exterior steps; Additional garage structure

Interior

• Kitchen: Free-standing electric oven
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: One full bathroom
• Heating & cooling: Wall/window cooling unit(s)
• Interior features: Pantry
• Laundry & utility: Exterior laundry area (outside)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 1.9% in Floresville — 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 65/100 on livability (#681 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, health & safety D+, amenities F.
• Floresville ISD (town): math 32% / reading 36% proficiency, ranked #504 of 826 in TX (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 297 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 135 units permitted in Wilson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wilson County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.35% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.97%
• DSCR: 1.58
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $203,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1410 B St	0.12mi	3/2.0	1,300 (-7%)	8mo	$179,000	$138	73
1003 6th	0.24mi	4/2.0 (+1)	1,428 (+3%)	8mo	$110,000	$77	69
1108 5th	0.23mi	3/2.0	1,311 (-6%)	9mo	$265,000	$202	68
—	0.41mi	3/1.0	1,228 (-12%)	7mo	$185,000	$151	56
1002 B	0.51mi	3/1.0	1,274 (-8%)	12mo	$220,000	$173	52
1412 9th St	0.26mi	4/1.5 (+1)	1,552 (+12%)	12mo	$105,000	$68	52
809 8th	0.48mi	3/1.0	1,197 (-14%)	4mo	$175,000	$146	51
1277 A St	0.21mi	3/2.0	1,256 (-10%)	24mo	$265,000	$211	50
1106 Plum	0.68mi	3/1.0	1,600 (+15%)	3mo	$60,000	$38	41
1505 2nd St	0.60mi	2/1.0 (-1)	1,252 (-10%)	18mo	$170,000	$136	35
1115 Plum St	0.68mi	3/2.0	1,216 (-13%)	15mo	$60,000	$49	31
1206 Plum St	0.60mi	2/2.0 (-1)	1,190 (-14%)	23mo	$185,000	$155	20

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $3,753
• Equity at exit: $17,892

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $33,354
• Equity at exit: $10,375

Cash invested: $33,600 (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 78114

• Home prices YoY: -27.3%
• Active inventory: 297
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,618 high
• Mortgage (P&I): −$629
• Tax from tax record: −$236 /mo · $2,832/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $363

Break-even live

Break-even rent $1,159

Max offer price $120,000

Occupancy floor 73%

Sensitivity live

Price	-10% $431	-5% $397	+0% $363	+5% $329	+10% $295
Rent	-10% $235	-5% $299	+0% $363	+5% $427	+10% $491
Rate	-1.0pp $423	-0.5pp $394	base $363	+0.5pp $332	+1.0pp $300

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1408 8th St Floresville, TX	3.0	1.5	1262	$1,500	$1.19	2d	1	0.23mi
925 6th St Floresville, TX	4.0	1.0	1329	$1,850	$1.39	11d	1	0.26mi
1005 3rd St Floresville, TX	3.0	2.0	1198	$1,550	$1.29	2d	1	0.45mi
809 8th St Floresville, TX	3.0	1.0	1197	$1,600	$1.34	24d	1	0.50mi
905 4th St Floresville, TX	2.0	1.0	1310	$1,200	$0.92	44d	1	0.50mi
1224 Plum St Floresville, TX	3.0	2.0	1450	$1,723	$1.19	5d	1	0.64mi
1310 S 4th St Floresville, TX	2.0	1.0	932	$1,450	$1.56	2d	1	0.82mi
386 Paloma Dr Floresville, TX	1.0–3.0	1.0–2.0	1042	$1,600	$1.54	2d	19	0.94mi

Listing history 10 events

1. 2026-06-21
   days on market $120,000 Active 17 DOM
2. 2026-06-18
   days on market $120,000 Active 14 DOM
3. 2026-06-17
   days on market $120,000 Active 13 DOM
4. 2026-06-16
   days on market $120,000 Active 12 DOM
5. 2026-06-15
   days on market $120,000 Active 11 DOM
6. 2026-06-13
   days on market $120,000 Active 9 DOM
7. 2026-06-09
   days on market $120,000 Active 5 DOM
8. 2026-06-08
   days on market $120,000 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $120,000 Active 3 DOM

ⓘ 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: $2,832 · $236/mo
• Projected year-2 tax: $2,832 · $236/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 21 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: $19,417
• − Mortgage interest: −$6,722
• − Property taxes: −$2,832
• − Insurance: −$600
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − Depreciation: −$3,491
• Taxable income: $2,666
• Est. tax owed @ 24.0%: −$640
• After-tax cash flow: $3,716/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: Floresville ISD
• NCES district ID: 4819350
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $59,736
• Composite: 30.44/100
• National rank: #6234
• State rank: #504 of 826 in TX

Livability — Floresville

• Score: 65/100
• State rank: #681
• US rank: #12747

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Floresville, TX
• County: Wilson County · 24,283 people
• City population: 24,283
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 24,283
• Household income: $88,087
• Rent vs Own: 16.6% rent · 83.4% own
• Severe rent burden: 400.0

Population outlook (Wilson County) Hauer SSP2

• Today (2025): 58,434 people
• By 2030: 63,912 · +9.4%
• By 2040: 74,704 · +27.8%
• By 2050: 85,024 · +45.5%
• By 2075: 111,025 · +90.0%
• By 2100: 126,692 · +116.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (51%)
• Race & ethnicity: Hispanic / Latino 51% White 44% Two or more races 23% Black 2%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Romanian 6% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 71% English-only · Spanish 27% Russian/Polish/Slavic 1%

Political lean MEDSL · Wilson

• 2024 margin: Solid R (+53.7) · D 22.9% · R 76.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -33.9pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+48.4 2016: R+47.8 2012: R+43.0 2008: R+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.16%
• Current HPI: 210.9474
• Rent YoY: —
• Metro: San Antonio-New Braunfels, 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

• 2026-06-04 Listed $120,000 Unlock MLS
• 1998-03-30 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,832 · +6.5% YoY. Source: county tax records.