101 W Joyce St · Bishop, TX 78343

$93,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 35 Days on market

Built 1980 0.32 ac lot $114/sqft · at area comps Est $90k · at est.

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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 +18.6/30.0
• Appreciation +7.9/10.0
• DSCR +5.9/10.0
• ARV discount +5.8/15.0
• 1% rule +5.5/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.32 acre lot
• Garage
• Built 1980

Property features AI

Exterior

• Parking: Detached garage; Garage (1 covered space); Rear/side/off-street parking; On-street parking; Total parking for 5 vehicles
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Single-story home
• Construction: HardiPlank exterior; Shingle roof; Pillar/post/pier foundation; Built as single-story construction
• Exterior features: Wood fence; Lot approximately 0.32 acre

Interior

• Kitchen: Refrigerator
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Gas heating; Central air conditioning
• Interior features: Cable TV

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($976 rent vs $93k).
• Recommended offer: $90k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#189 in TX, #4,857 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Bishop CISD (town): math 31% / reading 42% proficiency, ranked #486 of 826 in TX (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($643 loan paydown + $5k appreciation (5.8% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, 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 35 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,210 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.05% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 7.9

CMA / ARV

• ARV (median comp): $89,629
• List price: $93,000
• Delta: 3.76%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 E Joyce	0.03mi	2/1.0	816 (0%)	10mo	$90,000	$110	90
413 W 2nd St	0.58mi	2/1.0	864 (+6%)	22mo	$77,500	$90	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 2.22×
• Total profit: $31,659
• Equity at exit: $57,402

10-year hold

• IRR: 18.0%
• Equity multiple: 4.42×
• Total profit: $88,954
• Equity at exit: $103,190

Cash invested: $26,040 (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 78343

• Home prices YoY: 5.5%
• Active inventory: 39
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $976 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$154 /mo · $1,847/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $91

Break-even live

Break-even rent $861

Max offer price $93,000

Occupancy floor 86%

Sensitivity live

Price	-10% $143	-5% $117	+0% $91	+5% $64	+10% $38
Rent	-10% $13	-5% $52	+0% $91	+5% $129	+10% $168
Rate	-1.0pp $137	-0.5pp $114	base $91	+0.5pp $66	+1.0pp $42

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $93,000 Active 35 DOM
2. 2026-06-17
   days on market $93,000 Active 34 DOM
3. 2026-06-16
   days on market $93,000 Active 33 DOM
4. 2026-06-15
   days on market $93,000 Active 32 DOM
5. 2026-06-14
   days on market $93,000 Active 30 DOM
6. 2026-06-13
   days on market $93,000 Active 29 DOM
7. 2026-06-10
   days on market $93,000 Active 27 DOM
8. 2026-06-09
   days on market $93,000 Active 26 DOM
9. 2026-06-08
   days on market $93,000 Active 25 DOM
10. 2026-06-07
    days on market $93,000 Active 24 DOM
11. 2026-06-03
    days on market $93,000 Active 20 DOM
12. 2026-06-02
    days on market $93,000 Active 19 DOM
13. 2026-06-01
    days on market $93,000 Active 18 DOM
14. 2026-05-31
    days on market $93,000 Active 17 DOM
15. 2026-05-30
    days on market $93,000 Active 16 DOM
16. 2026-04-21
    listed $93,000 Active 644-char remark
17. 2009-12-10
    soldstatus
18. 2008-10-31
    soldstatus
19. 2004-08-01
    listed $45,000

ⓘ 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: $1,847 · $154/mo
• Projected year-2 tax: $1,847 · $154/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 3/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $11,710
• − Mortgage interest: −$5,209
• − Property taxes: −$1,847
• − Insurance: −$465
• − Repairs & maintenance: −$937
• − Management: −$937
• − Depreciation: −$2,705
• Taxable loss: −$390
• Est. tax savings @ 24.0%: +$94
• After-tax cash flow: $1,180/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: Bishop CISD
• NCES district ID: 4810260
• Math proficiency: 31% ▼ -33.00%
• Reading proficiency: 42% ▼ -12.00%
• Median HH income: $46,296
• Composite: 31.2/100
• National rank: #6044
• State rank: #486 of 826 in TX

Livability — Bishop

• Score: 74/100
• State rank: #189
• US rank: #4857

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bishop, TX
• Population (ZIP): 4,565

Population outlook (Nueces County) Hauer SSP2

• Today (2025): 418,037 people
• By 2030: 447,123 · +7.0%
• By 2040: 505,911 · +21.0%
• By 2050: 567,522 · +35.8%
• By 2075: 729,686 · +74.6%
• By 2100: 847,087 · +102.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (70%)
• Race & ethnicity: Hispanic / Latino 70% Two or more races 28% White 22% Black 7%
• Hispanic origin (detail): Mexican 66%
• Common ancestry: Iranian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 60% English-only · Spanish 40%

Political lean MEDSL · Nueces

• 2024 margin: R (+11.5) · D 43.8% · R 55.3%
• 2008→2024 swing: -7.1pp toward R · 2008: -4.4pp · 2024: -11.5pp
• All cycles: 2024: R+11.5 2020: R+2.9 2016: R+1.5 2012: R+3.2 2008: R+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.82%
• Current HPI: 111.5556
• 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

+106.7% since first listed

4 events — show timeline

• 2026-04-21 Listed $93,000 CBMLS
• 2009-12-10 Sold (Public Records) — Public Records
• 2008-10-31 Sold (Public Records) — Public Records
• 2004-08-01 Listed $45,000 CBMLS

Property tax history

+1.4%/yr

Latest (2025): $1,847 · +5.2% YoY. Source: county tax records.