224 W Lowe Ave · De Leon, TX 76444

$79,000

3 bd · 1.0 ba · 1,776 sqft · SingleFamily public records · 101 Days on market

Built 1930 0.32 ac lot ↓ 17% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.4/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Take a look at this 3-bedroom, 2-bath 1776 sq. ft. home located close to downtown De Leon! The property features a nice double corner lot with a playhouse with slide; a Goldfish pond landscaped with rock and the yard is chain link fenced, great for pets and kids to play. Enjoy the convenience of the water well to keep your yard green throughout the summer! All appliances in the house are included!

Key facts

• Double corner lot
• Water well
• Chain link fenced

Tags

• DOUBLE CORNER LOT
• PLAYHOUSE WITH SLIDE
• GOLDFISH POND
• CHAIN LINK FENCED
• WATER WELL

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Attached carport; 1 covered parking space; 1 carport space
• Utilities: City water; City sewer; Natural gas available; Well
• Home design: Single-family residence; Residential property; Built in 1930; One story; Not attached
• Construction: Year built: 1930
• Exterior features: Lot under 0.5 acre (approximately 0.324 acres); Subdivision: Heath; Address is GPS-friendly; signs on the property

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 2 full bathrooms
• Interior features: Dry bar; High-speed internet available; Walk-in closet(s); Two living areas; One dining area; One level
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 3.1% in De Leon — 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 64/100 on livability (#799 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools C-, health & safety D+, amenities F.
• De Leon ISD (rural): math 46% / reading 53% proficiency, ranked #207 of 826 in TX (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 67 active listings in the ZIP; 4 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($546 loan paydown + $7k appreciation (8.9% local appreciation)).
• Comanche County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.9% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 1.58% ✓
• Cap rate: 13.04%
• Cash-on-cash: 24.10%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $182,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
224 W Lowe Ave	0.00mi	3/2.0	1,776 (0%)	1mo	$79,000	$44	95
801 S Texas St	0.18mi	3/2.0	1,906 (+7%)	1mo	$287,000	$151	74
725 S Austin St	0.10mi	3/2.0	1,936 (+9%)	6mo	$199,000	$103	71
232 S Moseley St	0.25mi	4/2.0 (+1)	1,851 (+4%)	2mo	$235,000	$127	71
209 S Austin St	0.26mi	3/2.0	1,700 (-4%)	12mo	$115,000	$68	67
832 S Lamar St	0.28mi	4/2.0 (+1)	1,875 (+6%)	8mo	$189,000	$101	62
301 S Austin St	0.19mi	2/1.0 (-1)	1,627 (-8%)	17mo	$195,000	$120	58
401 E Labadie Ave	0.42mi	3/1.0	1,604 (-10%)	8mo	$40,000	$25	58
232 W Labadie Ave	0.26mi	3/2.0	1,584 (-11%)	12mo	$47,000	$30	56
949 Ladelle St	0.51mi	4/1.5 (+1)	1,758 (-1%)	16mo	$189,000	$108	54
941 Apache Dr	0.30mi	4/2.0 (+1)	1,899 (+7%)	19mo	$450,000	$237	50
201 W Bivar Ave	0.58mi	4/2.0 (+1)	1,976 (+11%)	10mo	$149,500	$76	37

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

Projected returns pro-forma

8.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.6%
• Equity multiple: 3.96×
• Total profit: $65,385
• Equity at exit: $64,840

10-year hold

• IRR: 35.6%
• Equity multiple: 8.65×
• Total profit: $169,164
• Equity at exit: $133,600

Cash invested: $22,120 (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 76444

• Home prices YoY: 3.9%
• Active inventory: 67
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,248 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$94 /mo · $1,131/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $444

Break-even live

Break-even rent $685

Max offer price $79,000

Occupancy floor 59%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-12
   status Pending
2. 2026-04-28
   historical Active Option Contract
3. 2026-01-30
   historical
4. 2026-01-29
   listed $79,000 Active
5. 2025-11-13
   price $85,000
6. 2025-09-03
   price $89,500
7. 2025-07-18
   status Active
8. 2025-03-21
   historical Active Option Contract
9. 2025-01-31
   listed $95,000 Active

ⓘ 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: $1,131 · $94/mo
• Projected year-2 tax: $1,446 · $120/mo
• Expected delta: +$315/yr (+$26/mo · 27.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,972
• − Mortgage interest: −$4,425
• − Property taxes: −$1,131
• − Insurance: −$395
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$2,298
• Taxable income: $4,327
• Est. tax owed @ 24.0%: −$1,039
• After-tax cash flow: $4,292/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: De Leon ISD
• NCES district ID: 4816440
• Math proficiency: 46% ▼ -5.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $36,143
• Composite: 41.02/100
• National rank: #3586
• State rank: #207 of 826 in TX

Livability — De Leon

• Score: 64/100
• State rank: #799
• US rank: #14577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: De Leon, TX
• Population (ZIP): 4,235

Population outlook (Comanche County) Hauer SSP2

• Today (2025): 12,214 people
• By 2030: 11,531 · -5.6%
• By 2040: 10,132 · -17.0%
• By 2050: 8,724 · -28.6%
• By 2075: 5,684 · -53.5%
• By 2100: 3,649 · -70.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 23% Two or more races 19%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 7% Portuguese 5% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Comanche

• 2024 margin: Solid R (+74.0) · D 12.7% · R 86.8%
• 2008→2024 swing: -26.5pp toward R · 2008: -47.5pp · 2024: -74.0pp
• All cycles: 2024: R+74.0 2020: R+71.0 2016: R+67.4 2012: R+62.3 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.88%
• Current HPI: 235.6347
• 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

-16.8% since first listed

9 events — show timeline

• 2026-05-12 Pending — NTREIS
• 2026-04-28 Contingent — NTREIS
• 2026-01-30 Listing Removed — NTREIS
• 2026-01-29 Listed $79,000 NTREIS
• 2025-11-13 Price Changed $85,000 NTREIS
• 2025-09-03 Price Changed $89,500 NTREIS
• 2025-07-18 Relisted — NTREIS
• 2025-03-21 Contingent — NTREIS
• 2025-01-31 Listed $95,000 NTREIS

Property tax history

+2.9%/yr

Latest (2025): $1,131 · +8.6% YoY. Source: county tax records.