1011 Crockett St · Sonora, TX 76950

$60,000

3 bd · 1.0 ba · 1,716 sqft · SingleFamily public records · 337 Days on market

7,840 sqft lot $35/sqft · 62% below area Est $109k · 45% under ↓ 24% since listing

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Why this score? — see what drove the A- 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 +29.9/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.9/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits with this 3 bedroom, 1 bath home featuring a detached 500 sq ft apartment, fenced backyard, and 2-car carport. While the property needs significant repairs and updates, it offers great potential for those looking to renovate and add value. Some original hardwood floors remain, adding charm and character to build upon. The detached apartment provides additional space for guests, rental income, or a home office. With the right vision, this could be a rewarding project for investors or handy buyers. Please call United Country Real Estate Hudson Properties to schedule your next showing.

Key facts

• Fenced backyard
• 7,840 sq ft lot
• 2 garage spots

Tags

• FENCED BACKYARD
• ORIGINAL HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($900 rent vs $60k).
• Recommended offer: $53k (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: schools C-, employment C-, amenities 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.
• Market conditions: 50 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• In year one you build about $3k of equity ($415 loan paydown + $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 337 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 337 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.50% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.90%
• DSCR: 1.71
• GRM: 5.6

CMA / ARV

• ARV (median comp): $109,424
• List price: $60,000
• Delta: -45.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 S Water Ave	0.28mi	3/2.0	1,761 (+3%)	19mo	$185,000	$105	63
808 S Prospect Ave	0.24mi	3/2.0	1,626 (-5%)	20mo	$164,000	$101	60
708 Tayloe Ave	0.25mi	3/2.0	1,932 (+13%)	9mo	$165,000	$85	56
214 Sawyer Dr	0.49mi	3/2.0	1,566 (-9%)	4mo	$149,500	$95	56
201 Hudspeth St	0.45mi	3/2.0	1,528 (-11%)	12mo	$199,900	$131	46

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: 24.0%
• Equity multiple: 2.42×
• Total profit: $23,815
• Equity at exit: $29,484

10-year hold

• IRR: 24.3%
• Equity multiple: 4.70×
• Total profit: $62,182
• Equity at exit: $47,490

Cash invested: $16,800 (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: 5.6×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$149 /mo · $1,786/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $223

Break-even live

Break-even rent $618

Max offer price $60,000

Occupancy floor 70%

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: $15,000
• Closing costs: $1,800
• 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	43d	1	0.24mi

Listing history 17 events

1. 2026-06-18
   days on market $60,000 Active 337 DOM
2. 2026-06-17
   days on market $60,000 Active 336 DOM
3. 2026-06-16
   days on market $60,000 Active 335 DOM
4. 2026-06-15
   days on market $60,000 Active 334 DOM
5. 2026-06-15
   days on market $60,000 Active 333 DOM
6. 2026-06-13
   days on market $60,000 Active 332 DOM
7. 2026-06-12
   days on market $60,000 Active 331 DOM
8. 2026-06-09
   days on market $60,000 Active 328 DOM
9. 2026-06-08
   days on market $60,000 Active 327 DOM
10. 2026-06-08
    days on market $60,000 Active 326 DOM
11. 2026-06-07
    days on market $60,000 Active 325 DOM
12. 2026-06-03
    days on market $60,000 Active 322 DOM
13. 2026-06-02
    days on market $60,000 Active 321 DOM
14. 2026-06-01
    days on market $60,000 Active 320 DOM
15. 2026-05-31
    days on market $60,000 Active 319 DOM
16. 2026-03-23
    price $60,000 608-char remark

    Show marketing remark (608 chars)

    Opportunity awaits with this 3 bedroom, 1 bath home featuring a detached 500 sq ft apartment, fenced backyard, and 2-car carport. While the property needs significant repairs and updates, it offers great potential for those looking to renovate and add value. Some original hardwood floors remain, adding charm and character to build upon. The detached apartment provides additional space for guests, rental income, or a home office. With the right vision, this could be a rewarding project for investors or handy buyers. Please call United Country Real Estate Hudson Properties to schedule your next showing.

17. 2025-07-16
    listed $79,000 Active 608-char remark

    Show marketing remark (608 chars)

    Opportunity awaits with this 3 bedroom, 1 bath home featuring a detached 500 sq ft apartment, fenced backyard, and 2-car carport. While the property needs significant repairs and updates, it offers great potential for those looking to renovate and add value. Some original hardwood floors remain, adding charm and character to build upon. The detached apartment provides additional space for guests, rental income, or a home office. With the right vision, this could be a rewarding project for investors or handy buyers. Please call United Country Real Estate Hudson Properties to schedule your next showing.

ⓘ 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: $1,786 · $149/mo
• Projected year-2 tax: $1,786 · $149/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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: −$3,361
• − Property taxes: −$1,786
• − Insurance: −$300
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$1,745
• Taxable income: $1,880
• Est. tax owed @ 24.0%: −$451
• After-tax cash flow: $2,219/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

-24.1% since first listed

2 events — show timeline

• 2026-03-23 Price Changed $60,000 SAAR TX
• 2025-07-16 Listed $79,000 SAAR TX

Property tax history

+3.2%/yr

Latest (2025): $1,786 · +0.0% YoY. Source: county tax records.