108 Stran St · Wharton, TX 77488

$169,000

3 bd · 2.0 ba · 1,421 sqft · SingleFamily public records · 9 Days on market

Built 2024 5,187 sqft lot Est $190k · 11% under $63/mo HOA · 4% of rent ↓ 3% since listing

---

Why this score? — see what drove the D 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).

• ARV discount +12.6/15.0
• Cash flow +12.5/30.0
• 1% rule +3.8/10.0
• DSCR +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW! Lennar Cottage Collection "Idlewood" Plan with Elevation "D" in Wharton Lakes!!! This lovely single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner’s suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests. Close to Downtown Wharton with lots of local shops, eatery and much more!

Key facts

• 5,187 sq ft lot
• 2 garage spots
• Built 2024

Property features AI

Finance

• HOA & community: Managed by VanMor Properties Inc; Annual association fee of $750

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; One-story home; Entry level: first floor
• Construction: Built in 2024; Brick and cement siding exterior; Composition roof; Pillar/post/pier and slab foundation
• Exterior features: Subdivision lot

Interior

• Kitchen: Dishwasher; Microwave; Garbage disposal
• Bedrooms: Primary bedroom on the first floor (approx. 14 x 12); Bedroom on the first floor (approx. 12 x 11); Bedroom on the first floor (approx. 11 x 10)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Dishwasher; Disposal; Microwave

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-23 ($-282/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (12.2% below list).
• Recommended offer: $148k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.2% in Wharton — 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 65/100 on livability (#693 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: crime C-, amenities F, commute F.
• Wharton ISD (town): math 28% / reading 31% proficiency, ranked #651 of 826 in TX (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wharton El (math 22% / reading 25%, grade F, #3,247 of 4,322 statewide, top 76%, 476 students, 77% FRL); Wharton J H (math 32% / reading 32%, grade F, #971 of 1,662 statewide, top 60%, 369 students, 77% FRL); Wharton H S (math 32% / reading 37%, grade F, #963 of 1,632 statewide, top 61%, 570 students, 74% FRL).
• Market conditions: 166 active listings in the ZIP; 191 units permitted in Wharton County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $148,333 (12.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $190,414
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1225 Charlotte Way	0.06mi	3/2.0	1,402 (-1%)	2mo	$162,940	$116	94
1224 Charlotte Way	0.08mi	3/2.0	1,402 (-1%)	1mo	$168,340	$120	93
318 Nicholas Rd	0.06mi	3/2.0	1,474 (+4%)	3mo	$190,990	$130	89
1304 Charlotte Way	0.16mi	3/2.0	1,411 (-1%)	5mo	$229,990	$163	87
1226 Charlotte Way	0.07mi	3/2.0	1,266 (-11%)	1mo	$169,991	$134	78
402 Nicholas Rd	0.07mi	3/2.0	1,260 (-11%)	4mo	$227,990	$181	75
1303 Charlotte Way	0.07mi	3/2.0	1,266 (-11%)	5mo	$218,990	$173	74
1207 Westgate Dr	0.31mi	3/2.0	1,331 (-6%)	3mo	$199,900	$150	73
308 Circle Dr	0.58mi	3/1.0	1,420 (-0%)	1mo	$160,000	$113	68
1302 Charlotte Way	0.16mi	4/2.0 (+1)	1,600 (+13%)	1mo	$184,290	$115	66
1513 Crestmont St	0.70mi	3/2.0	1,473 (+4%)	1mo	$199,000	$135	60
408 Speed St	0.53mi	3/1.0	1,296 (-9%)	1mo	$170,000	$131	56

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-28,842
• Equity at exit: $25,198

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-26,881
• Equity at exit: $14,612

Cash invested: $47,320 (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 77488

• Home prices YoY: -25.3%
• Active inventory: 166
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,483 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$176 /mo · $2,108/yr
• Insurance: −$70
• HOA: −$63
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-23

Break-even live

Break-even rent $1,513

Max offer price $164,852

Occupancy floor 97%

Sensitivity live

Price	-10% $72	-5% $24	+0% $-23	+5% $-71	+10% $-119
Rent	-10% $-141	-5% $-82	+0% $-23	+5% $35	+10% $94
Rate	-1.0pp $62	-0.5pp $20	base $-23	+0.5pp $-67	+1.0pp $-112

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $63 · $756/yr

Listing history 8 events

1. 2026-06-22
   days on market $169,000 Active 9 DOM
2. 2026-06-19
   days on market $169,000 Active 6 DOM
3. 2026-06-18
   days on market $169,000 Active 5 DOM
4. 2026-06-17
   days on market $169,000 Active 4 DOM
5. 2026-06-16
   days on market $169,000 Active 3 DOM
6. 2026-06-15
   days on market $169,000 Active 2 DOM
7. 2026-06-14
   remarks 699-char remark
8. 2026-06-14
   listed $169,000 Active 1 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: $2,108 · $176/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: +$985/yr (+$82/mo · 46.7%)

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

Taxation est. · year 1

• Rental income: $17,800
• − Mortgage interest: −$9,467
• − Property taxes: −$2,108
• − Insurance: −$845
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − HOA: −$756
• − Depreciation: −$4,916
• Taxable loss: −$3,140
• Est. tax savings @ 24.0%: +$754
• After-tax cash flow: $472/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: Wharton ISD
• NCES district ID: 4845380
• Math proficiency: 28% ▼ -3.00%
• Reading proficiency: 31% ▬ 0.00%
• Median HH income: $38,558
• Composite: 24.69/100
• National rank: #7617
• State rank: #651 of 826 in TX

Livability — Wharton

• Score: 65/100
• State rank: #693
• US rank: #12966

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,129

Population outlook (Wharton County) Hauer SSP2

• Today (2025): 42,448 people
• By 2030: 42,726 · +0.7%
• By 2040: 43,042 · +1.4%
• By 2050: 43,368 · +2.2%
• By 2075: 44,962 · +5.9%
• By 2100: 44,510 · +4.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 38% White 36% Black 22% Two or more races 15% Asian 1%
• Hispanic origin (detail): Mexican 33% Puerto Rican 1%
• Common ancestry: Scottish 2% Danish 2% Serbian 2%
• Foreign-born: 7% · Canada
• Languages at home: 81% English-only · Spanish 17% Other Indo-European 1%

Political lean MEDSL · Wharton

• 2024 margin: Solid R (+51.8) · D 23.8% · R 75.6%
• 2008→2024 swing: -20.7pp toward R · 2008: -31.2pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+43.1 2016: R+40.2 2012: R+39.1 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.29%
• Current HPI: 186.7798
• 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

-3.4% since first listed

5 events — show timeline

• 2026-06-13 Listed $169,000 HARMLS
• 2025-05-09 Sold (MLS) — HARMLS
• 2025-04-17 Pending — HARMLS
• 2025-04-16 Price Changed $229,990 HARMLS
• 2025-04-02 Listed $175,000 HARMLS