308 E East South St · Weimar, TX 78962

$69,500

1 bd · 1.0 ba · 741 sqft · SingleFamily public records · 117 Days on market

Built 1940 5,967 sqft lot $94/sqft · 60% below area ↓ 7% 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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy home offers an excellent opportunity for first-time buyers or savvy investors. With its practical layout and manageable size, the property is perfectly suited as a starter home or income-producing investment. Reasonable priced and full of potential, this home provides affordability without sacrificing comfort. Whether you're looking to step into homeownership or expand your rental portfolio, this property is worth a look.

Key facts

• 5,967 sq ft lot
• Garage
• Built 1940

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($856 rent vs $70k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 0.8% in Weimar — 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 (#515 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities F.
• Weimar ISD (rural): math 56% / reading 48% proficiency, ranked #144 of 826 in TX (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Weimar El (math 52% / reading 57%, grade C, #621 of 4,322 statewide, top 15%, 302 students, 60% FRL); Weimar J H (math 57% / reading 42%, grade C, #356 of 1,662 statewide, top 23%, 214 students, 64% FRL); Weimar H S (math 64% / reading 54%, grade C+, #275 of 1,632 statewide, top 19%, 188 students, 56% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 88 active listings in the ZIP; 29 units permitted in Colorado County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $481 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,245 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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: 1.23% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.35%
• DSCR: 1.55
• GRM: 6.8

CMA / ARV

• ARV (median comp): $173,192
• List price: $69,500
• Delta: -59.87%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 N Summit St	0.73mi	2/1.0 (+1)	836 (+13%)	23mo	$189,000	$226	20

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $1,503
• Equity at exit: $10,363

10-year hold

• IRR: 11.6%
• Equity multiple: 1.91×
• Total profit: $17,774
• Equity at exit: $6,009

Cash invested: $19,460 (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 78962

• Home prices YoY: -17.5%
• Active inventory: 88
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $856 medium
• Mortgage (P&I): −$364
• Tax from tax record: −$83 /mo · $991/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $200

Break-even live

Break-even rent $603

Max offer price $69,500

Occupancy floor 72%

Sensitivity live

Price	-10% $240	-5% $220	+0% $200	+5% $181	+10% $161
Rent	-10% $133	-5% $166	+0% $200	+5% $234	+10% $268
Rate	-1.0pp $235	-0.5pp $218	base $200	+0.5pp $182	+1.0pp $164

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $69,500 Active 117 DOM
2. 2026-06-21
   days on market $69,500 Active 116 DOM
3. 2026-06-18
   days on market $69,500 Active 114 DOM
4. 2026-06-17
   days on market $69,500 Active 113 DOM
5. 2026-06-16
   days on market $69,500 Active 112 DOM
6. 2026-06-15
   days on market $69,500 Active 111 DOM
7. 2026-06-15
   days on market $69,500 Active 110 DOM
8. 2026-06-13
   days on market $69,500 Active 109 DOM
9. 2026-06-12
   days on market $69,500 Active 108 DOM
10. 2026-06-09
    days on market $69,500 Active 105 DOM
11. 2026-06-08
    days on market $69,500 Active 103 DOM
12. 2026-06-05
    days on market $69,500 Active 101 DOM
13. 2026-06-03
    days on market $69,500 Active 99 DOM
14. 2026-06-02
    days on market $69,500 Active 98 DOM
15. 2026-06-01
    days on market $69,500 Active 97 DOM
16. 2026-05-31
    days on market $69,500 Active 96 DOM
17. 2026-04-29
    price $69,500 435-char remark

    Show marketing remark (435 chars)

    This cozy home offers an excellent opportunity for first-time buyers or savvy investors. With its practical layout and manageable size, the property is perfectly suited as a starter home or income-producing investment. Reasonable priced and full of potential, this home provides affordability without sacrificing comfort. Whether you're looking to step into homeownership or expand your rental portfolio, this property is worth a look.

18. 2026-02-24
    listed $74,500 Active 435-char remark

    Show marketing remark (435 chars)

    This cozy home offers an excellent opportunity for first-time buyers or savvy investors. With its practical layout and manageable size, the property is perfectly suited as a starter home or income-producing investment. Reasonable priced and full of potential, this home provides affordability without sacrificing comfort. Whether you're looking to step into homeownership or expand your rental portfolio, this property is worth a look.

19. 2014-08-05
    soldstatus
20. 2007-11-01
    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: $991 · $83/mo
• Projected year-2 tax: $1,272 · $106/mo
• Expected delta: +$281/yr (+$23/mo · 28.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $10,272
• − Mortgage interest: −$3,893
• − Property taxes: −$991
• − Insurance: −$348
• − Repairs & maintenance: −$822
• − Management: −$822
• − Depreciation: −$2,022
• Taxable income: $1,375
• Est. tax owed @ 24.0%: −$330
• After-tax cash flow: $2,073/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: Weimar ISD
• NCES district ID: 4844820
• Math proficiency: 56% ▼ -1.00%
• Reading proficiency: 48% ▲ 2.00%
• Median HH income: $48,743
• Composite: 44.36/100
• National rank: #2820
• State rank: #144 of 826 in TX

Livability — Weimar

• Score: 67/100
• State rank: #515
• US rank: #10174

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weimar, TX
• Population (ZIP): 5,245

Population outlook (Colorado County) Hauer SSP2

• Today (2025): 20,932 people
• By 2030: 20,803 · -0.6%
• By 2040: 20,518 · -2.0%
• By 2050: 20,325 · -2.9%
• By 2075: 20,086 · -4.0%
• By 2100: 18,228 · -12.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 23% Black 12% Two or more races 6%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 2% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 84% English-only · Spanish 15%

Political lean MEDSL · Colorado

• 2024 margin: Solid R (+57.2) · D 21.1% · R 78.3%
• 2008→2024 swing: -17.9pp toward R · 2008: -39.4pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+50.6 2016: R+51.2 2012: R+49.3 2008: R+39.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.77%
• Current HPI: 205.9933
• 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

-6.7% since first listed

4 events — show timeline

• 2026-04-29 Price Changed $69,500 HARMLS
• 2026-02-24 Listed $74,500 HARMLS
• 2014-08-05 Sold (Public Records) — Public Records
• 2007-11-01 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $991 · +6.1% YoY. Source: county tax records.