1714 W Constantinople · Castroville, TX 78009

$150,000

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 82 Days on market

Built 1952 0.32 ac lot $103/sqft · 44% below area Est $267k · 44% 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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.6/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this rare opportunity to own a fully gutted, ready-to-renovate home in the charming city of Castroville, TX. Whether you're a seasoned investor, house flipper, or ambitious homeowner looking to build equity, this property is primed and waiting for your personal touch. The hard work of demo is already done - walls are stripped to the studs, flooring is cleared to the subfloor, and the layout is wide open, giving you a true blank slate to design the home exactly how you want it. The spacious 1,456 sq ft floor plan offers a generous living area, three bedrooms, and two bathrooms with room to reimagine every space. Outside, a large covered carport provides ample parking and storage potential, while mature trees on the property add natural shade and curb appeal. Situated on a generous lot with easy road access, this home sits in a peaceful Castroville neighborhood just minutes from local shops, dining, and major commuter routes to San Antonio.

Key facts

• Fully gutted
• Ready to renovate
• Generous lot

Tags

• FULLY GUTTED
• READY TO RENOVATE
• BLANK SLATE
• LARGE COVERED CARPORT
• MATURE TREES
• GENEROUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 2.9% in Castroville — 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 73/100 on livability (#212 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety D+, amenities F, commute F.
• Medina Valley ISD (rural): math 48% / reading 53% proficiency, ranked #148 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 440 active listings in the ZIP; 102 units permitted in Medina County in 2024 (0 in 5+ unit buildings).

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.
• Medina County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.16% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.77%
• DSCR: 1.35
• GRM: 7.2

CMA / ARV

• ARV (median comp): $267,349
• List price: $150,000
• Delta: -43.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1102 Berlin St	0.07mi	3/2.0	1,344 (-8%)	11mo	$275,000	$205	71
809 Florence St	0.56mi	3/2.0	1,448 (-0%)	1mo	$237,000	$164	69
1403 San Jacinto	0.62mi	3/1.0	1,413 (-3%)	5mo	$625,000	$442	62
2204 Geneva	0.44mi	3/2.0	1,315 (-10%)	4mo	$319,999	$243	56
713 Washington St	0.21mi	3/1.5	1,248 (-14%)	22mo	$225,000	$180	46
115 River Trial	0.58mi	3/2.0	1,652 (+14%)	9mo	$325,000	$197	39
402 Houston St	0.46mi	2/1.0 (-1)	1,654 (+14%)	20mo	$650,000	$393	35

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-6,916
• Equity at exit: $22,365

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $16,548
• Equity at exit: $12,969

Cash invested: $42,000 (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 78009

• Home prices YoY: -21.1%
• Active inventory: 440
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,734 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$249 /mo · $2,983/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $272

Break-even live

Break-even rent $1,389

Max offer price $150,000

Occupancy floor 79%

Sensitivity live

Price	-10% $357	-5% $315	+0% $272	+5% $230	+10% $187
Rent	-10% $135	-5% $204	+0% $272	+5% $341	+10% $409
Rate	-1.0pp $348	-0.5pp $310	base $272	+0.5pp $233	+1.0pp $194

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $150,000 Active 82 DOM
2. 2026-06-18
   days on market $150,000 Active 79 DOM
3. 2026-06-17
   days on market $150,000 Active 78 DOM
4. 2026-06-16
   days on market $150,000 Active 77 DOM
5. 2026-06-15
   days on market $150,000 Active 76 DOM
6. 2026-06-13
   days on market $150,000 Active 74 DOM
7. 2026-06-09
   days on market $150,000 Active 70 DOM
8. 2026-06-08
   days on market $150,000 Active 69 DOM
9. 2026-06-07
   days on market $150,000 Active 68 DOM
10. 2026-06-04
    days on market $150,000 Active 65 DOM
11. 2026-06-03
    days on market $150,000 Active 64 DOM
12. 2026-06-02
    days on market $150,000 Active 63 DOM
13. 2026-06-02
    days on market $150,000 Active 62 DOM
14. 2026-05-31
    days on market $150,000 Active 61 DOM
15. 2026-03-31
    listed $150,000 New 963-char remark

    Show marketing remark (963 chars)

    Don't miss this rare opportunity to own a fully gutted, ready-to-renovate home in the charming city of Castroville, TX. Whether you're a seasoned investor, house flipper, or ambitious homeowner looking to build equity, this property is primed and waiting for your personal touch. The hard work of demo is already done - walls are stripped to the studs, flooring is cleared to the subfloor, and the layout is wide open, giving you a true blank slate to design the home exactly how you want it. The spacious 1,456 sq ft floor plan offers a generous living area, three bedrooms, and two bathrooms with room to reimagine every space. Outside, a large covered carport provides ample parking and storage potential, while mature trees on the property add natural shade and curb appeal. Situated on a generous lot with easy road access, this home sits in a peaceful Castroville neighborhood just minutes from local shops, dining, and major commuter routes to San Antonio.

16. 2025-10-31
    historical
17. 2025-07-25
    price $140,000
18. 2025-06-26
    price $145,000
19. 2025-06-02
    status Back on Market
20. 2025-05-31
    historical
21. 2024-11-25
    listed $150,000 New
22. 2024-08-30
    historical
23. 2024-08-16
    status Back on Market
24. 2024-07-18
    historical Active Option
25. 2024-06-29
    price $150,000
26. 2024-05-01
    price $160,000
27. 2024-05-01
    status Back on Market
28. 2024-04-30
    historical
29. 2024-01-08
    listed $165,000 New
30. 2023-08-31
    historical
31. 2023-08-04
    price $165,000
32. 2023-06-21
    price $170,000
33. 2023-06-07
    listed $180,000 New
34. 2022-08-09
    soldstatus
35. 2022-08-08
    soldstatus Sold
36. 2022-07-21
    status Pending
37. 2022-07-08
    historical Active Option
38. 2022-06-03
    price $170,000
39. 2022-06-03
    status Back on Market
40. 2022-05-27
    historical Active Option
41. 2022-05-13
    listed $175,000 New
42. 2022-04-08
    soldstatus
43. 2016-02-26
    soldstatus Sold
44. 2016-02-26
    soldstatus
45. 2016-02-26
    soldstatus
46. 2016-02-26
    soldstatus
47. 2016-02-26
    soldstatus
48. 2016-02-26
    soldstatus
49. 2016-02-15
    status Pending
50. 2016-02-09
    historical Active Option

ⓘ 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: $2,983 · $249/mo
• Projected year-2 tax: $2,983 · $249/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $20,806
• − Mortgage interest: −$8,402
• − Property taxes: −$2,983
• − Insurance: −$750
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$4,364
• Taxable income: $978
• Est. tax owed @ 24.0%: −$235
• After-tax cash flow: $3,030/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: Medina Valley ISD
• NCES district ID: 4830060
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $60,596
• Composite: 44.2/100
• National rank: #2851
• State rank: #148 of 826 in TX

Livability — Castroville

• Score: 73/100
• State rank: #212
• US rank: #5267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Castroville, TX
• Population (ZIP): 9,494

Population outlook (Medina County) Hauer SSP2

• Today (2025): 54,332 people
• By 2030: 57,250 · +5.4%
• By 2040: 62,563 · +15.1%
• By 2050: 67,386 · +24.0%
• By 2075: 79,538 · +46.4%
• By 2100: 84,624 · +55.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 52% White 37% Two or more races 29% Black 4% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 41% Puerto Rican 3%
• Common ancestry: Albanian 6% Lithuanian 5% Slovak 2%
• Foreign-born: 9% · Canada
• Languages at home: 74% English-only · Spanish 24% Other Indo-European 1%

Political lean MEDSL · Medina

• 2024 margin: Solid R (+42.8) · D 28.2% · R 71.0%
• 2008→2024 swing: -8.9pp toward R · 2008: -33.9pp · 2024: -42.8pp
• All cycles: 2024: R+42.8 2020: R+39.2 2016: R+43.2 2012: R+39.2 2008: R+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.81%
• Current HPI: 212.1813
• 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

+9.1% since first listed

47 events — show timeline

• 2026-03-31 Listed $150,000 LERA
• 2025-10-31 Listing Removed — LERA
• 2025-07-25 Price Changed $140,000 LERA
• 2025-06-26 Price Changed $145,000 LERA
• 2025-06-02 Relisted — LERA
• 2025-05-31 Listing Removed — LERA
• 2024-11-25 Listed $150,000 LERA
• 2024-08-30 Listing Removed — LERA
• 2024-08-16 Relisted — LERA
• 2024-07-18 Contingent — LERA
• 2024-06-29 Price Changed $150,000 LERA
• 2024-05-01 Price Changed $160,000 LERA
• 2024-05-01 Relisted — LERA
• 2024-04-30 Listing Removed — LERA
• 2024-01-08 Listed $165,000 LERA
• 2023-08-31 Listing Removed — LERA
• 2023-08-04 Price Changed $165,000 LERA
• 2023-06-21 Price Changed $170,000 LERA
• 2023-06-07 Listed $180,000 LERA
• 2022-08-09 Sold (Public Records) — Public Records
• 2022-08-08 Sold (MLS) — LERA
• 2022-07-21 Pending — LERA
• 2022-07-08 Contingent — LERA
• 2022-06-03 Price Changed $170,000 LERA
• 2022-06-03 Relisted — LERA
• 2022-05-27 Contingent — LERA
• 2022-05-13 Listed $175,000 LERA
• 2022-04-08 Sold (Public Records) — Public Records
• 2016-02-26 Sold (MLS) — LERA
• 2016-02-26 Sold (Public Records) — Public Records
• 2016-02-26 Sold (Public Records) — Public Records
• 2016-02-26 Sold (Public Records) — Public Records
• 2016-02-26 Sold (Public Records) — Public Records
• 2016-02-26 Sold (Public Records) — Public Records
• 2016-02-15 Pending — LERA
• 2016-02-09 Contingent — LERA
• 2016-01-06 Listed $89,000 LERA
• 2015-12-31 Listing Removed — LERA
• 2015-12-04 Relisted — LERA
• 2015-11-30 Pending — LERA
• 2015-11-18 Price Changed $89,000 LERA
• 2015-11-05 Relisted — LERA
• 2015-10-21 Pending — LERA
• 2015-10-09 Contingent — LERA
• 2015-09-04 Price Changed $99,000 LERA
• 2015-05-28 Price Changed $119,000 LERA
• 2015-03-24 Listed $137,500 LERA

Property tax history

+1.4%/yr

Latest (2025): $2,983 · +2.3% YoY. Source: county tax records.