200 County Road 187 · Comanche, TX 76442

$41,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 227 Days on market

Built 1950 0.32 ac lot $52/sqft · 65% below area

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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
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Diamond in the Rough! This charming 2 bedroom, 1 bathroom home is nestled in the quiet countryside of Comanche, TX. With a little TLC, this property has the potential to truly shine! Featuring hardwood floors, a separate one car garage, and a storage building out back, it offers plenty of space and functionality. Surrounded by a peaceful rural setting, this home is the perfect opportunity for anyone looking to create their dream retreat or a great investment property. Don’t miss your chance to uncover the hidden gem within this cozy country home!

Key facts

• Storage building
• Hardwood floors
• 0.32 acre lot

Tags

• HARDWOOD FLOORS
• SEPARATE ONE CAR GARAGE
• STORAGE BUILDING
• PEACEFUL RURAL SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $41k.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $41k).
• Recommended offer: $36k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.7% vs local median 2.1% in Comanche — 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 (#763 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, health & safety D+, schools 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: 168 active listings in the ZIP; 4 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $283 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Comanche County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.96% ✓
• Cap rate: 25.65%
• Cash-on-cash: 69.13%
• DSCR: 4.08
• GRM: 2.8

CMA / ARV

• ARV (median comp): $117,325
• List price: $41,000
• Delta: -65.05%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
532 County Road 187	0.36mi	3/1.0 (+1)	797 (+1%)	13mo	$119,500	$150	66

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

Projected returns pro-forma

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

5-year hold

• IRR: 68.6%
• Equity multiple: 4.09×
• Total profit: $35,506
• Equity at exit: $6,113

10-year hold

• IRR: 72.7%
• Equity multiple: 8.43×
• Total profit: $85,266
• Equity at exit: $3,545

Cash invested: $11,480 (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 76442

• Home prices YoY: -15.9%
• Active inventory: 168
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$215
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $661

Break-even live

Break-even rent $375

Max offer price $41,000

Occupancy floor 40%

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: $10,250
• Closing costs: $1,230
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $41,000 Active 227 DOM
2. 2026-06-17
   days on market $41,000 Active 226 DOM
3. 2026-06-16
   days on market $41,000 Active 225 DOM
4. 2026-06-15
   days on market $41,000 Active 224 DOM
5. 2026-06-13
   days on market $41,000 Active 222 DOM
6. 2026-06-12
   days on market $41,000 Active 221 DOM
7. 2026-06-09
   days on market $41,000 Active 218 DOM
8. 2026-06-08
   days on market $41,000 Active 217 DOM
9. 2026-06-08
   days on market $41,000 Active 216 DOM
10. 2026-06-07
    days on market $41,000 Active 215 DOM
11. 2026-06-03
    days on market $41,000 Active 212 DOM
12. 2026-06-02
    days on market $41,000 Active 211 DOM
13. 2026-06-01
    days on market $41,000 Active 210 DOM
14. 2026-05-31
    days on market $41,000 Active 209 DOM
15. 2025-11-03
    listed $41,000 Active 559-char remark

    Show marketing remark (559 chars)

    Diamond in the Rough! This charming 2 bedroom, 1 bathroom home is nestled in the quiet countryside of Comanche, TX. With a little TLC, this property has the potential to truly shine! Featuring hardwood floors, a separate one car garage, and a storage building out back, it offers plenty of space and functionality. Surrounded by a peaceful rural setting, this home is the perfect opportunity for anyone looking to create their dream retreat or a great investment property. Don’t miss your chance to uncover the hidden gem within this cozy country home!

16. 2024-03-24
    listed $55,000 Active
17. 2023-07-11
    historical
18. 2023-04-26
    status Active
19. 2023-04-24
    historical Active Option Contract
20. 2023-04-05
    price $65,000
21. 2023-01-12
    listed $75,000 Active
22. 2014-08-20
    historical
23. 2014-04-04
    listed $25,000 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: $771 · $64/mo
• Projected year-2 tax: $771 · $64/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $14,548
• − Mortgage interest: −$2,297
• − Property taxes: −$771
• − Insurance: −$205
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$1,193
• Taxable income: $7,755
• Est. tax owed @ 24.0%: −$1,861
• After-tax cash flow: $6,075/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 — Comanche

• Score: 64/100
• State rank: #763
• US rank: #13962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,082
• Population (ZIP): 7,082

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: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 35% Two or more races 25% Native American 1%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Italian 5% Slovak 1% Serbian 1%
• Foreign-born: 10% · Canada
• Languages at home: 76% English-only · Spanish 23% German/W. Germanic 1%

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: ▼ -41.00%
• Current HPI: 216.9759
• 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

+64.0% since first listed

9 events — show timeline

• 2025-11-03 Listed $41,000 NTREIS
• 2024-03-24 Listed $55,000 NTREIS
• 2023-07-11 Listing Removed — NTREIS
• 2023-04-26 Relisted — NTREIS
• 2023-04-24 Contingent — NTREIS
• 2023-04-05 Price Changed $65,000 NTREIS
• 2023-01-12 Listed $75,000 NTREIS
• 2014-08-20 Listing Removed — NTREIS
• 2014-04-04 Listed $25,000 NTREIS

Property tax history

+7.4%/yr

Latest (2025): $771 · +9.0% YoY. Source: county tax records.