7447 Oleander St · Grape Creek, TX 76901

$140,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily · 36 Days on market

Built 2004 Fair condition 0.34 ac lot $104/sqft · 26% below area Est $189k · 26% under ↓ 7% since listing

---

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 +26.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• Rent growth +3.9/5.0
• Livability +3.4/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Listing remarks

Charming home with great potential located in Grape Creek. Features include a inviting lay out, large yard, and convenient location to the school and nearby stores. Buyer to verify all measurements, schools, and property details. Schedule your showing today.

Key facts

• Large yard
• Convenient location
• 0.34 acre lot

Tags

• LARGE YARD
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Gravel parking
• Security: Smoke detector(s)
• Utilities: Public water; Electricity connected; Water connected; Septic tank
• Home design: Single family residence; One level; Fixer condition
• Construction: Built with other construction materials; Pillar/post/pier foundation; Shingle roof
• Exterior features: Porch; Chain link fencing; Corner lot; Paved city street frontage; Publicly maintained road

Interior

• Bedrooms: 3 total rooms (includes bedrooms and other rooms)
• Flooring: Carpet; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric water heater; Smoke detector(s)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 2.6% in Grape Creek — 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 67/100 on livability (#545 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, amenities F, commute F.
• Grape Creek ISD (rural): math 25% / reading 29% proficiency, ranked #675 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Grape Creek Pri (316 students, 74% FRL); Grape Creek Middle (math 18% / reading 26%, grade F, #1,360 of 1,662 statewide, top 83%, 270 students, 60% FRL); Grape Creek H S (math 27% / reading 37%, grade F, #1,044 of 1,632 statewide, top 66%, 308 students, 63% FRL).
• Market conditions: Rents rising fast (+5.8%/yr); 331 active listings in the ZIP; 233 units permitted in Tom Green County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($968 loan paydown + $14k appreciation (10.0% local appreciation)).
• Tom Green County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 5.8% rent growth), your $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.19% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.68%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $189,114
• List price: $140,000
• Delta: -25.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7490 Canna St	0.20mi	3/2.0	1,428 (+6%)	5mo	$110,000	$77	76
8381 Petunia Ave	0.14mi	2/1.0 (-1)	1,329 (-1%)	12mo	$120,000	$90	73
7454 Canna St	0.20mi	4/2.5 (+1)	1,426 (+6%)	2mo	$239,000	$168	72
7585 Verbena St	0.23mi	3/1.5	1,456 (+8%)	6mo	$189,000	$130	68
8625 Pansy Ave	0.11mi	3/2.0	1,424 (+6%)	22mo	$184,900	$130	66
8586 Marigold Ave	0.23mi	3/2.5	1,508 (+12%)	2mo	$160,000	$106	66
7510 Violet St	0.50mi	3/1.5	1,222 (-9%)	1mo	$185,000	$151	59
8485 Marigold Ave	0.24mi	3/2.0	1,508 (+12%)	12mo	$225,000	$149	58
8850 Blue Quail Ln	0.55mi	3/2.0	1,478 (+10%)	18mo	$250,000	$169	42

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

Projected returns pro-forma

10.0% appreciation · 5.78% rent growth · sell at horizon

5-year hold

• IRR: 33.4%
• Equity multiple: 3.63×
• Total profit: $103,289
• Equity at exit: $126,123

10-year hold

• IRR: 29.7%
• Equity multiple: 8.59×
• Total profit: $297,617
• Equity at exit: $271,989

Cash invested: $39,200 (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 76901

• Home prices YoY: 6.4%
• Rents YoY: 5.8%
• Active inventory: 331
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,666 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $349

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 74%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $140,000 Active 36 DOM
2. 2026-06-18
   days on market $140,000 Active 35 DOM
3. 2026-06-17
   days on market $140,000 Active 34 DOM
4. 2026-06-16
   days on market $140,000 Active 33 DOM
5. 2026-06-15
   days on market $140,000 Active 32 DOM
6. 2026-06-14
   days on market $140,000 Active 30 DOM
7. 2026-06-13
   days on market $140,000 Active 29 DOM
8. 2026-06-10
   days on market $140,000 Active 27 DOM
9. 2026-06-09
   days on market $140,000 Active 26 DOM
10. 2026-06-08
    days on market $140,000 Active 25 DOM
11. 2026-06-07
    days on market $140,000 Active 24 DOM
12. 2026-06-05
    pricedays on market $140,000 Active 21 DOM
13. 2026-06-03
    days on market $150,000 Active 20 DOM
14. 2026-06-02
    days on market $150,000 Active 19 DOM
15. 2026-06-01
    days on market $150,000 Active 18 DOM
16. 2026-05-31
    days on market $150,000 Active 17 DOM
17. 2026-05-30
    days on market $150,000 Active 16 DOM
18. 2026-05-13
    listed $150,000 Active 258-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,997
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − Depreciation: −$4,073
• Taxable income: $2,083
• Est. tax owed @ 24.0%: −$500
• After-tax cash flow: $3,688/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.

Condition & rehab AI · 14 photos

Fair 45/100 Moderate rehab

This home has moderate potential for improvement with average current condition. Painting, updating cabinets, and landscaping can significantly enhance its value for both resale and rental.

Repairs flagged

• Minor Kitchen cabinets — Aesthetic update needed.
• Minor Bathtub and sink — Update needed for a fresh look.
• Moderate Exterior siding — Weathered appearance requires repainting or replacement.
• Minor Paint — Faded paint needs touch-up or fresh coat.
• Minor Landscaping — Sparse and could benefit from some updates to enhance curb appeal.

Value-add opportunities

• Both Painting and updating kitchen cabinets — Fresh paint and updated cabinets can significantly enhance both resale and rental value.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental appeal.
• Both New flooring — Replacing worn-out hardwood floors with a more modern option can boost both resale and rental value.
• Both HVAC system upgrade — A more efficient HVAC system can improve comfort and energy efficiency, attracting more buyers and renters.
• Both Landscaping and curb appeal — A well-maintained yard and attractive curb appeal can significantly increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Aesthetic update needed.	Minor	$500–3,000
Bathtub and sink · Update needed for a fresh look.	Minor	$500–3,000
Exterior siding · Weathered appearance requires repainting or replacement.	Moderate	$3,000–15,000
Paint · Faded paint needs touch-up or fresh coat.	Minor	$500–3,000
Landscaping · Sparse and could benefit from some updates to enhance curb appeal.	Minor	$500–3,000
Total estimated repair cost · 5 items		$5,000–27,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Fresh paint and updated cabinets can significantly enhance both resale and rental value. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental appeal. ↑
• Both New flooring — Replacing worn-out hardwood floors with a more modern option can boost both resale and rental value. ↑
• Both HVAC system upgrade — A more efficient HVAC system can improve comfort and energy efficiency, attracting more buyers and renters. ↑
• Both Landscaping and curb appeal — A well-maintained yard and attractive curb appeal can significantly increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Grape Creek ISD
• NCES district ID: 4821600
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 29% ▲ 1.00%
• Median HH income: $48,891
• Composite: 23.6/100
• National rank: #7849
• State rank: #675 of 826 in TX

Livability — Grape Creek

• Score: 67/100
• State rank: #545
• US rank: #10581

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grape Creek, TX
• County: Tom Green County · 113,188 people
• Metro: San Angelo, TX
• Population (ZIP): 31,831
• Household income: $69,450
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 1034.0

Population outlook (Tom Green County) Hauer SSP2

• Today (2025): 135,110 people
• By 2030: 144,090 · +6.6%
• By 2040: 162,561 · +20.3%
• By 2050: 182,158 · +34.8%
• By 2075: 232,274 · +71.9%
• By 2100: 268,218 · +98.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (55%)
• Race & ethnicity: White 55% Hispanic / Latino 41% Two or more races 17% Black 2%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Lithuanian 3% Slovak 3% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 77% English-only · Spanish 21% German/W. Germanic 1%

Political lean MEDSL · Tom Green

• 2024 margin: Solid R (+48.0) · D 25.5% · R 73.5% · Other 1.0%
• 2008→2024 swing: -6.3pp toward R · 2008: -41.7pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+44.4 2016: R+47.9 2012: R+47.9 2008: R+41.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 47.96%
• Current HPI: 798.58
• Rent YoY: ▲ 5.78%
• Metro: San Angelo, TX
• 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

-6.7% since first listed

2 events — show timeline

• 2026-06-04 Price Changed $140,000 SAAR TX
• 2026-05-13 Listed $150,000 SAAR TX