501 E Westmeyer St · Poth, TX 78147

$194,999

3 bd · 2.0 ba · 1,124 sqft · SingleFamily public records · 63 Days on market

Built 1920 7,405 sqft lot $173/sqft · 10% above area Est $177k · 10% over ↓ 3% since listing

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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 +19.9/30.0
• Appreciation +6.6/10.0
• DSCR +6.3/10.0
• Schools +5.8/10.0
• 1% rule +4.4/10.0
• Livability +3.4/5.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Open House 5/16/26 from 11am-2pm. This corner lot gem at 501 E. Westmeyer welcomes you with its freshly painted exterior and mature shade trees, offering classic charm. Inside, the bright open living area features updated flooring and plenty of natural light. The refreshed kitchen provides ample counter space for easy meal prep. The spacious primary suite includes a stylish barn-door entry to a roomy bathroom. Two additional bedrooms offer flexibility for family, guests, or a home office. Experience small-town living with Floresville and San Antonio just a short drive away!

Key facts

• Natural light
• Updated flooring
• Mature shade trees

Tags

• CORNER LOT
• FRESHLY PAINTED EXTERIOR
• MATURE SHADE TREES
• BRIGHT OPEN LIVING AREA
• UPDATED FLOORING
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/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 $183k (6.3% below list).
• Recommended offer: $183k (6.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#453 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Poth ISD (rural): math 68% / reading 67% proficiency, ranked #26 of 826 in TX (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Poth El (math 52% / reading 57%, grade C, #621 of 4,322 statewide, top 15%, 455 students, 41% FRL); Poth J H (math 78% / reading 72%, grade A, #34 of 1,662 statewide, top 2%, 206 students, 32% FRL); Poth H S (math 77% / reading 82%, grade A-, #40 of 1,632 statewide, top 3%, 274 students, 26% FRL).
• Market conditions: 16 active listings in the ZIP; 135 units permitted in Wilson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $6k appreciation (3.2% local appreciation)).
• Wilson County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, 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 63 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,736 (6.3% below list)

Questions for the listing agent

1. It's been on market 63 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.94% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

• ARV (median comp): $176,750
• List price: $194,999
• Delta: 10.33%
• Verdict: OVERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 E Westmeyer St	0.12mi	3/2.0	1,200 (+7%)	19mo	$84,000	$70	67
100 Titcomb	0.14mi	2/1.0 (-1)	1,052 (-6%)	21mo	$195,000	$185	56
910 E Westmeyer St	0.28mi	3/1.0	1,265 (+12%)	22mo	$269,000	$213	44

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

Projected returns pro-forma

3.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.66×
• Total profit: $36,251
• Equity at exit: $89,819

10-year hold

• IRR: 13.5%
• Equity multiple: 3.04×
• Total profit: $111,494
• Equity at exit: $140,108

Cash invested: $54,600 (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 78147

• Home prices YoY: 1.8%
• Active inventory: 16
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,827 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$104 /mo · $1,251/yr
• Insurance: −$81
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $169

Break-even live

Break-even rent $1,613

Max offer price $194,999

Occupancy floor 86%

Sensitivity live

Price	-10% $279	-5% $224	+0% $169	+5% $114	+10% $59
Rent	-10% $25	-5% $97	+0% $169	+5% $241	+10% $313
Rate	-1.0pp $267	-0.5pp $219	base $169	+0.5pp $119	+1.0pp $67

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $194,999 Active 63 DOM
2. 2026-06-18
   days on market $194,999 Active 60 DOM
3. 2026-06-17
   days on market $194,999 Active 59 DOM
4. 2026-06-16
   days on market $194,999 Active 58 DOM
5. 2026-06-15
   days on market $194,999 Active 57 DOM
6. 2026-06-13
   days on market $194,999 Active 55 DOM
7. 2026-06-09
   days on market $194,999 Active 51 DOM
8. 2026-06-08
   days on market $194,999 Active 50 DOM
9. 2026-06-07
   days on market $194,999 Active 49 DOM
10. 2026-06-04
    days on market $194,999 Active 46 DOM
11. 2026-06-03
    days on market $194,999 Active 45 DOM
12. 2026-06-02
    days on market $194,999 Active 44 DOM
13. 2026-06-01
    days on market $194,999 Active 43 DOM
14. 2026-05-31
    days on market $194,999 Active 42 DOM
15. 2026-05-16
    price $194,999 580-char remark

    Show marketing remark (580 chars)

    Open House 5/16/26 from 11am-2pm. This corner lot gem at 501 E. Westmeyer welcomes you with its freshly painted exterior and mature shade trees, offering classic charm. Inside, the bright open living area features updated flooring and plenty of natural light. The refreshed kitchen provides ample counter space for easy meal prep. The spacious primary suite includes a stylish barn-door entry to a roomy bathroom. Two additional bedrooms offer flexibility for family, guests, or a home office. Experience small-town living with Floresville and San Antonio just a short drive away!

16. 2026-04-19
    listed $199,999 New 580-char remark

    Show marketing remark (580 chars)

    Open House 5/16/26 from 11am-2pm. This corner lot gem at 501 E. Westmeyer welcomes you with its freshly painted exterior and mature shade trees, offering classic charm. Inside, the bright open living area features updated flooring and plenty of natural light. The refreshed kitchen provides ample counter space for easy meal prep. The spacious primary suite includes a stylish barn-door entry to a roomy bathroom. Two additional bedrooms offer flexibility for family, guests, or a home office. Experience small-town living with Floresville and San Antonio just a short drive away!

17. 2006-08-15
    soldstatus
18. 1998-03-09
    soldstatus

ⓘ 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: $1,251 · $104/mo
• Projected year-2 tax: $3,568 · $297/mo
• Expected delta: +$2,317/yr (+$193/mo · 185.2%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $21,928
• − Mortgage interest: −$10,923
• − Property taxes: −$1,251
• − Insurance: −$1,772
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$5,673
• Taxable loss: −$1,199
• Est. tax savings @ 24.0%: +$288
• After-tax cash flow: $2,317/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: Poth ISD
• NCES district ID: 4835550
• Math proficiency: 68% ▼ -1.00%
• Reading proficiency: 67% ▲ 1.00%
• Median HH income: $60,291
• Composite: 58.29/100
• National rank: #1017
• State rank: #26 of 826 in TX

Livability — Poth

• Score: 68/100
• State rank: #453
• US rank: #9166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poth, TX
• City population: 1,646
• Population (ZIP): 1,646

Population outlook (Wilson County) Hauer SSP2

• Today (2025): 58,434 people
• By 2030: 63,912 · +9.4%
• By 2040: 74,704 · +27.8%
• By 2050: 85,024 · +45.5%
• By 2075: 111,025 · +90.0%
• By 2100: 126,692 · +116.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (59%)
• Race & ethnicity: Hispanic / Latino 59% White 40% Two or more races 30%
• Hispanic origin (detail): Mexican 56%
• Common ancestry: Romanian 18%
• Foreign-born: 4% · Canada
• Languages at home: 62% English-only · Spanish 37% Russian/Polish/Slavic 1%

Political lean MEDSL · Wilson

• 2024 margin: Solid R (+53.7) · D 22.9% · R 76.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -33.9pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+48.4 2016: R+47.8 2012: R+43.0 2008: R+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.19%
• Current HPI: 184.5526
• 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

-2.5% since first listed

4 events — show timeline

• 2026-05-16 Price Changed $194,999 LERA
• 2026-04-19 Listed $199,999 LERA
• 2006-08-15 Sold (Public Records) — Public Records
• 1998-03-09 Sold (Public Records) — Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,251 · +17.6% YoY. Source: county tax records.