202 S 13th St · Alpine, TX 79830

$135,000

2 bd · 1.0 ba · 1,944 sqft · SingleFamily public records · 13 Days on market

Built 1940 9,583 sqft lot

---

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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.0/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This Home is a fixer upper. Roof does not leak. Interior need so tender loving care. Corner lot plenty of parking space and nice yard. AS IS Bring your Offers Perfect for Investors.

Key facts

• 9,583 sq ft lot
• Built 1940
• Listed 12 days

Property features AI

Exterior

• Utilities: Public water; Propane service; No sewer connected
• Home design: Single-family residence; Residential property
• Construction: Composition roof; Pillar/Post/Pier foundation; Built on posts/piers
• Exterior features: Chain link fencing; Corner lot; Paved road access; Solar energy generation

Interior

• Flooring: Hardwood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Has heating; No central cooling
• Interior features: Water heater; Hardwood flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $168 ($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 $135k (0.0% below list).
• Recommended offer: $135k (0.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#73 in TX, #2,631 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D+, commute F, employment F.
• Alpine ISD (town): math 43% / reading 53% proficiency, ranked #235 of 826 in TX (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Alpine El (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 377 students, 47% FRL); Alpine Middle (math 38% / reading 55%, grade D+, #443 of 1,662 statewide, top 28%, 269 students, 58% FRL); Alpine H S (math 77% / reading 62%, grade B, #119 of 1,632 statewide, top 9%, 308 students, 54% FRL).
• Market conditions: 167 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7 units permitted in Brewster County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Brewster County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,961

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.00% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.0%
• Equity multiple: 0.70×
• Total profit: $-11,184
• Equity at exit: $20,129

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $4,027
• Equity at exit: $11,672

Cash invested: $37,800 (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 79830

• Home prices YoY: -32.6%
• Active inventory: 167
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$134 /mo · $1,609/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $168

Break-even live

Break-even rent $1,137

Max offer price $135,000

Occupancy floor 83%

Sensitivity live

Price	-10% $244	-5% $206	+0% $168	+5% $130	+10% $91
Rent	-10% $61	-5% $115	+0% $168	+5% $221	+10% $275
Rate	-1.0pp $236	-0.5pp $202	base $168	+0.5pp $133	+1.0pp $97

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 E Stockton St Alpine, TX	3.0	2.0	2552	$1,500	$0.59	15d	1	1.05mi

Listing history 13 events

1. 2026-06-18
   days on market $135,000 Active 13 DOM
2. 2026-06-17
   days on market $135,000 Active 12 DOM
3. 2026-06-16
   days on market $135,000 Active 11 DOM
4. 2026-06-15
   days on market $135,000 Active 10 DOM
5. 2026-06-14
   days on market $135,000 Active 8 DOM
6. 2026-06-13
   days on market $135,000 Active 7 DOM
7. 2026-06-10
   days on market $135,000 Active 5 DOM
8. 2026-06-09
   days on market $135,000 Active 4 DOM
9. 2026-06-09
   remarks 185-char remark
10. 2026-06-09
    price $135,000 Active 3 DOM
11. 2026-06-08
    days on market $179,000 Active 3 DOM
12. 2026-06-07
    remarks 153-char remark
13. 2026-06-07
    listed $179,000 Active 2 DOM

ⓘ 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: $1,609 · $134/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$861/yr (+$72/mo · 53.5%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate 20% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 4/10 Moderate 5 d/yr ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,195
• − Mortgage interest: −$7,562
• − Property taxes: −$1,609
• − Insurance: −$675
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$3,927
• Taxable loss: −$169
• Est. tax savings @ 24.0%: +$41
• After-tax cash flow: $2,055/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: Alpine ISD
• NCES district ID: 4807950
• Math proficiency: 43% ▼ -4.00%
• Reading proficiency: 53% ▲ 2.00%
• Median HH income: $39,184
• Composite: 40.06/100
• National rank: #3814
• State rank: #235 of 826 in TX

Livability — Alpine

• Score: 78/100
• State rank: #73
• US rank: #2631

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alpine, TX
• County: Brewster County · 7,853 people
• City population: 7,853
• Metro: nan
• Population (ZIP): 7,853
• Household income: $66,546
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 229.0

Population outlook (Brewster County) Hauer SSP2

• Today (2025): 8,850 people
• By 2030: 8,577 · -3.1%
• By 2040: 7,903 · -10.7%
• By 2050: 7,338 · -17.1%
• By 2075: 5,950 · -32.8%
• By 2100: 4,678 · -47.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Hispanic / Latino 46% Two or more races 15% Asian 1%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Serbian 5% Slovak 3% Romanian 2%
• Foreign-born: 9% · Canada
• Languages at home: 69% English-only · Spanish 29% Tagalog/Filipino 1%

Political lean MEDSL · Brewster

• 2024 margin: R (+12.6) · D 43.0% · R 55.6% · Other 1.4%
• 2008→2024 swing: -15.5pp toward R · 2008: 3.0pp · 2024: -12.6pp
• All cycles: 2024: R+12.6 2020: R+4.2 2016: R+4.8 2012: R+5.4 2008: D+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.21%
• Current HPI: 178.4899
• Rent YoY: —
• Metro: nan
• 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

• 2026-06-06 Listed $179,000 ODMLS

Property tax history

+3.6%/yr

Latest (2025): $1,609 · -0.8% YoY. Source: county tax records.