200 W Potts St · Falfurrias, TX 78355

$125,000

3 bd · 1.0 ba · 1,499 sqft · SingleFamily public records · 61 Days on market

Built 1969 8,999 sqft lot $83/sqft · 19% above area Est $105k · 19% over

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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 +16.9/30.0
• DSCR +5.2/10.0
• Appreciation +5.2/10.0
• 1% rule +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0

Listing remarks

Opportunity is knocking with this 3-bedroom, 1-bath home featuring a 1-car garage—perfect for first-time buyers, investors, or anyone looking to add their personal touch. Situated on a spacious lot with mature shade trees, this property offers great curb appeal and plenty of outdoor potential. Inside, you’ll find a functional layout with a comfortable living area, tile flooring throughout for easy maintenance, and a practical kitchen ready for your updates. The bathroom has been modified with a walk-in shower for added accessibility. Whether you’re looking for a starter home or your next investment project, this property provides solid value and endless possibilities.

Key facts

• Curb appeal
• Tile flooring
• Walk-in shower

Tags

• MATURE SHADE TREES
• CURB APPEAL
• TILE FLOORING
• WALK-IN SHOWER

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached 1-car garage; 1 total covered parking space
• Utilities: City sewer
• Home design: Single-family property
• Construction: Brick and vinyl siding exterior; Composition shingle roof; Slab foundation; Built on a 0.2066-acre (approx. 8,999.9 sq ft) lot
• Exterior features: Mature trees; Paved road access; Corner lot

Interior

• Kitchen: Microwave; Refrigerator; Electric stove/range (electric coil)
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Wall unit(s) for cooling
• Interior features: Entrance foyer; Tile countertops; Ceiling fan(s); Crown/cove molding; Double pane windows; Mini blinds
• Laundry & utility: Washer/dryer connection; Laundry area in garage; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $81 ($977/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (2.8% below list).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#242 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Brooks County ISD (town): math 19% / reading 26% proficiency, ranked #776 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Lasater El (168 students, 98% FRL); Falfurrias J H (math 17% / reading 30%, grade F, #1,317 of 1,662 statewide, top 80%, 274 students, 87% FRL); Falfurrias H S (math 42% / reading 42%, grade F, #730 of 1,632 statewide, top 47%, 401 students, 92% FRL) — zoned schools average 92% FRL vs 19% district-wide (73 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 43 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($864 loan paydown + $611 appreciation (0.5% local appreciation)).
• At projected returns (0.5% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1969 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.79%
• DSCR: 1.12
• GRM: 8.6

CMA / ARV

• ARV (median comp): $105,146
• List price: $125,000
• Delta: 18.88%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
332 W Potts St	0.22mi	3/2.0	1,394 (-7%)	2mo	$125,000	$90	72
413 W Bennett St	0.53mi	4/1.0 (+1)	1,376 (-8%)	7mo	$59,900	$44	50

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

Projected returns pro-forma

0.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.13×
• Total profit: $4,456
• Equity at exit: $39,380

10-year hold

• IRR: 7.6%
• Equity multiple: 1.87×
• Total profit: $30,413
• Equity at exit: $49,873

Cash invested: $35,000 (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 78355

• Home prices YoY: 0.6%
• Active inventory: 43
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$171 /mo · $2,052/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $81

Break-even live

Break-even rent $1,112

Max offer price $125,000

Occupancy floor 88%

Sensitivity live

Price	-10% $152	-5% $117	+0% $81	+5% $46	+10% $11
Rent	-10% $-15	-5% $33	+0% $81	+5% $129	+10% $177
Rate	-1.0pp $144	-0.5pp $113	base $81	+0.5pp $49	+1.0pp $16

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $125,000 Active 61 DOM
2. 2026-06-21
   days on market $125,000 Active 60 DOM
3. 2026-06-18
   days on market $125,000 Active 58 DOM
4. 2026-06-17
   days on market $125,000 Active 57 DOM
5. 2026-06-16
   days on market $125,000 Active 56 DOM
6. 2026-06-15
   days on market $125,000 Active 55 DOM
7. 2026-06-13
   days on market $125,000 Active 53 DOM
8. 2026-06-12
   days on market $125,000 Active 52 DOM
9. 2026-06-09
   days on market $125,000 Active 49 DOM
10. 2026-06-08
    days on market $125,000 Active 48 DOM
11. 2026-06-08
    days on market $125,000 Active 47 DOM
12. 2026-06-07
    days on market $125,000 Active 46 DOM
13. 2026-06-03
    days on market $125,000 Active 43 DOM
14. 2026-06-02
    days on market $125,000 Active 42 DOM
15. 2026-06-01
    days on market $125,000 Active 41 DOM
16. 2026-05-31
    days on market $125,000 Active 40 DOM
17. 2026-04-17
    listed $125,000 Active 700-char remark

ⓘ 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: $2,052 · $171/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$235/yr (+$20/mo · 11.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,583
• − Mortgage interest: −$7,002
• − Property taxes: −$2,052
• − Insurance: −$625
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$3,636
• Taxable loss: −$1,066
• Est. tax savings @ 24.0%: +$256
• After-tax cash flow: $1,233/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: Brooks County ISD
• NCES district ID: 4811580
• Math proficiency: 19% ▼ -16.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $23,562
• Composite: 17.44/100
• National rank: #9064
• State rank: #776 of 826 in TX

Livability — Falfurrias

• Score: 72/100
• State rank: #242
• US rank: #5822

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Falfurrias, TX
• Population (ZIP): 6,843

Population outlook (Brooks County) Hauer SSP2

• Today (2025): 7,122 people
• By 2030: 7,090 · -0.4%
• By 2040: 7,023 · -1.4%
• By 2050: 6,954 · -2.4%
• By 2075: 6,413 · -10.0%
• By 2100: 5,296 · -25.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 38% White 8%
• Hispanic origin (detail): Mexican 82%
• Common ancestry: Lithuanian 5% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 30% English-only · Spanish 70%

Political lean MEDSL · Brooks

• 2024 margin: Lean D (+9.6) · D 54.5% · R 44.8%
• 2008→2024 swing: -42.0pp toward R · 2008: 51.6pp · 2024: 9.6pp
• All cycles: 2024: D+9.6 2020: D+19.0 2016: D+51.0 2012: D+57.4 2008: D+51.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.49%
• Current HPI: 78.6241
• 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

1 event — show timeline

• 2026-04-17 Listed $125,000 MCALLENMLS

Property tax history

+5.3%/yr

Latest (2025): $2,052 · -4.1% YoY. Source: county tax records.