1106 Glasscock Ave · Sonora, TX 76950

$99,500

2 bd · 1.0 ba · 1,211 sqft · SingleFamily public records · 248 Days on market

Built 1983 6,969 sqft lot $82/sqft · 20% below area Est $99k · at est.

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Why this score? — see what drove the D+ 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 +12.6/30.0
• ARV discount +7.3/15.0
• Appreciation +6.9/10.0
• Schools +4.2/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 1106 Glasscock Ave in Sonora! This cute and cozy 2 bed, 1 bath home is full of charm and ready for its next owner. It's solidly built with a pier and beam foundation and a durable metal roof. Inside, you'll stay comfortable year-round with central heat and air, and all appliances are included—just move right in! Outside, enjoy the newly landscaped, low-maintenance xeriscaped yard, plus great front and back porches that are perfect for relaxing. There's a fenced dog run for your pets, a detached garage/workshop for projects or storage, and a separate carport to keep your vehicle covered. Whether you're a first-time buyer, looking to downsize, or just want an easy, affordable home in a quiet neighborhood, this one's a great fit.

Key facts

• Durable metal roof
• Central heat and air
• Fenced dog run

Tags

• PIER AND BEAM FOUNDATION
• DURABLE METAL ROOF
• CENTRAL HEAT AND AIR
• NEWLY LANDSCAPED YARD
• FENCED DOG RUN
• DETACHED GARAGE WORKSHOP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $-12 ($-143/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (9.5% below list).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#83 in TX, #2,963 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Sonora ISD (town): math 52% / reading 46% proficiency, ranked #189 of 826 in TX (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sonora El (math 47% / reading 42%, grade F, #1,155 of 4,322 statewide, top 29%, 376 students, 54% FRL); Sonora Secondary School (math 57% / reading 52%, grade C-, #379 of 1,632 statewide, top 26%, 299 students, 54% FRL).
• Market conditions: 50 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• In year one you build about $4k of equity ($688 loan paydown + $4k appreciation (3.7% local appreciation)).
• Sutton County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, 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 248 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $87,560 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 9.2

CMA / ARV

• ARV (median comp): $98,967
• List price: $99,500
• Delta: 0.54%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 E 2nd St	0.36mi	3/1.0 (+1)	1,313 (+8%)	23mo	$135,000	$103	45
705 E 2nd St	0.66mi	2/2.0	1,334 (+10%)	8mo	$169,500	$127	42
1512 S Crockett Ave	0.33mi	2/2.0	1,058 (-13%)	22mo	$93,000	$88	41

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

Projected returns pro-forma

3.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.54×
• Total profit: $15,166
• Equity at exit: $48,894

10-year hold

• IRR: 11.2%
• Equity multiple: 2.81×
• Total profit: $50,435
• Equity at exit: $78,755

Cash invested: $27,860 (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 76950

• Home prices YoY: 3.2%
• Active inventory: 50
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$160 /mo · $1,916/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $-12

Break-even live

Break-even rent $915

Max offer price $97,389

Occupancy floor 96%

Sensitivity live

Price	-10% $44	-5% $16	+0% $-12	+5% $-40	+10% $-68
Rent	-10% $-83	-5% $-47	+0% $-12	+5% $24	+10% $59
Rate	-1.0pp $38	-0.5pp $13	base $-12	+0.5pp $-38	+1.0pp $-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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1412 S Crockett Ave Sonora, TX	2.0	1.0	1496	$900	$0.60	45d	1	0.27mi

Listing history 2 events

1. 2026-05-11
   status Pending 753-char remark

   Show marketing remark (753 chars)

   Welcome to 1106 Glasscock Ave in Sonora! This cute and cozy 2 bed, 1 bath home is full of charm and ready for its next owner. It's solidly built with a pier and beam foundation and a durable metal roof. Inside, you'll stay comfortable year-round with central heat and air, and all appliances are included—just move right in! Outside, enjoy the newly landscaped, low-maintenance xeriscaped yard, plus great front and back porches that are perfect for relaxing. There's a fenced dog run for your pets, a detached garage/workshop for projects or storage, and a separate carport to keep your vehicle covered. Whether you're a first-time buyer, looking to downsize, or just want an easy, affordable home in a quiet neighborhood, this one's a great fit.

2. 2025-09-05
   listed $99,500 Active 753-char remark

   Show marketing remark (753 chars)

   Welcome to 1106 Glasscock Ave in Sonora! This cute and cozy 2 bed, 1 bath home is full of charm and ready for its next owner. It's solidly built with a pier and beam foundation and a durable metal roof. Inside, you'll stay comfortable year-round with central heat and air, and all appliances are included—just move right in! Outside, enjoy the newly landscaped, low-maintenance xeriscaped yard, plus great front and back porches that are perfect for relaxing. There's a fenced dog run for your pets, a detached garage/workshop for projects or storage, and a separate carport to keep your vehicle covered. Whether you're a first-time buyer, looking to downsize, or just want an easy, affordable home in a quiet neighborhood, this one's a great fit.

ⓘ 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: $1,916 · $160/mo
• Projected year-2 tax: $1,916 · $160/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 5/10 Major 27% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $10,800
• − Mortgage interest: −$5,574
• − Property taxes: −$1,916
• − Insurance: −$498
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$2,895
• Taxable loss: −$1,810
• Est. tax savings @ 24.0%: +$434
• After-tax cash flow: $291/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: Sonora ISD
• NCES district ID: 4840800
• Math proficiency: 52% ▼ -4.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $54,215
• Composite: 42.39/100
• National rank: #3239
• State rank: #189 of 826 in TX

Livability — Sonora

• Score: 77/100
• State rank: #83
• US rank: #2963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sonora, TX
• Population (ZIP): 3,490

Population outlook (Sutton County) Hauer SSP2

• Today (2025): 3,727 people
• By 2030: 3,569 · -4.2%
• By 2040: 3,220 · -13.6%
• By 2050: 2,868 · -23.0%
• By 2075: 2,070 · -44.5%
• By 2100: 1,313 · -64.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% White 36% Two or more races 9%
• Hispanic origin (detail): Mexican 58% Cuban 3%
• Common ancestry: Serbian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 11% · Canada
• Languages at home: 52% English-only · Spanish 48%

Political lean MEDSL · Sutton

• 2024 margin: Solid R (+67.1) · D 16.3% · R 83.4%
• 2008→2024 swing: -15.9pp toward R · 2008: -51.2pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+57.8 2016: R+53.9 2012: R+49.8 2008: R+51.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.73%
• Current HPI: 119.0271
• 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

2 events — show timeline

• 2026-05-11 Pending — SAAR TX
• 2025-09-05 Listed $99,500 SAAR TX

Property tax history

+4.6%/yr

Latest (2025): $1,916 · +0.0% YoY. Source: county tax records.