508 E French St · Cuero, TX 77954

$69,000

2 bd · 1.0 ba · 1,010 sqft · SingleFamily public records · 132 Days on market

Built 1960 6,372 sqft lot $68/sqft · 51% 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 +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 508 E French Street in Cuero, offering small-town charm with walkable access to local shops, dining, and community attractions. Just minutes from downtown, you’re close to Cuero’s historic Main Street featuring locally owned boutiques, antique stores, cafés, and bakeries, along with popular spots like local diners and coffee shops that host regular community gatherings. Enjoy nearby activities at Cuero Municipal Park, the city pool, baseball fields, and year-round events including Cuero Turkeyfest and live music downtown. History lovers will appreciate quick access to the Chisholm Trail Heritage Museum, while golfers can enjoy the Cuero Municipal Golf Course just a short drive away. Convenient access to US Highway 87 and State Highway 72 makes travel to Victoria and surrounding towns easy, all while enjoying an active, community-focused lifestyle in the heart of Cuero.

Key facts

• Walkable access
• Local shops
• Cuero municipal park

Tags

• WALKABLE ACCESS
• LOCAL SHOPS
• COMMUNITY ATTRACTIONS
• CUERO MUNICIPAL PARK
• CHISHOLM TRAIL HERITAGE MUSEUM
• CUERO MUNICIPAL GOLF COURSE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.9% vs local median 5.1% in Cuero — 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 66/100 on livability (#617 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, crime F, amenities F.
• Cuero ISD (town): math 34% / reading 42% proficiency, ranked #454 of 826 in TX (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 115 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 9 units permitted in DeWitt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• DeWitt County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F 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?
8. 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.
9. 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.
10. 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: 2.28% ✓
• Cap rate: 18.94%
• Cash-on-cash: 45.16%
• DSCR: 3.01
• GRM: 3.7

CMA / ARV

• ARV (median comp): $140,970
• List price: $69,000
• Delta: -51.05%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 33.4%
• Equity multiple: 2.41×
• Total profit: $27,279
• Equity at exit: $10,288

10-year hold

• IRR: 40.4%
• Equity multiple: 4.81×
• Total profit: $73,625
• Equity at exit: $5,966

Cash invested: $19,320 (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 77954

• Active inventory: 115
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,574 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$126 /mo · $1,510/yr
• Insurance: −$29
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $602

Break-even live

Break-even rent $812

Max offer price $69,000

Occupancy floor 57%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
921 E Courthouse St Cuero, TX	3.0	1.0	1000	$1,100	$1.10	44d	1	0.40mi
909 2nd St Cuero, TX	3.0	2.0	1224	$2,500	$2.04	44d	1	0.65mi

Listing history 18 events

1. 2026-06-19
   days on market $69,000 Active 132 DOM
2. 2026-06-18
   days on market $69,000 Active 131 DOM
3. 2026-06-17
   days on market $69,000 Active 130 DOM
4. 2026-06-16
   days on market $69,000 Active 129 DOM
5. 2026-06-15
   days on market $69,000 Active 128 DOM
6. 2026-06-14
   days on market $69,000 Active 126 DOM
7. 2026-06-13
   days on market $69,000 Active 125 DOM
8. 2026-06-10
   days on market $69,000 Active 123 DOM
9. 2026-06-09
   days on market $69,000 Active 122 DOM
10. 2026-06-08
    days on market $69,000 Active 121 DOM
11. 2026-06-07
    days on market $69,000 Active 120 DOM
12. 2026-06-02
    days on market $69,000 Active 115 DOM
13. 2026-06-01
    days on market $69,000 Active 114 DOM
14. 2026-05-31
    days on market $69,000 Active 113 DOM
15. 2026-05-30
    days on market $69,000 Active 112 DOM
16. 2026-02-20
    listed $69,000 Active 911-char remark

    Show marketing remark (911 chars)

    Welcome to 508 E French Street in Cuero, offering small-town charm with walkable access to local shops, dining, and community attractions. Just minutes from downtown, you’re close to Cuero’s historic Main Street featuring locally owned boutiques, antique stores, cafés, and bakeries, along with popular spots like local diners and coffee shops that host regular community gatherings. Enjoy nearby activities at Cuero Municipal Park, the city pool, baseball fields, and year-round events including Cuero Turkeyfest and live music downtown. History lovers will appreciate quick access to the Chisholm Trail Heritage Museum, while golfers can enjoy the Cuero Municipal Golf Course just a short drive away. Convenient access to US Highway 87 and State Highway 72 makes travel to Victoria and surrounding towns easy, all while enjoying an active, community-focused lifestyle in the heart of Cuero.

17. 2026-02-07
    listed $69,000 Active 970-char remark

    Show marketing remark (970 chars)

    Welcome to 508 E French Street in Cuero, offering small-town charm with walkable access to local shops, dining, and community attractions. Just minutes from downtown, you’re close to Cuero’s historic Main Street featuring locally owned boutiques, antique stores, cafés, and bakeries, along with popular spots like local diners and coffee shops that host regular community gatherings. Enjoy nearby activities at Cuero Municipal Park, the city pool, baseball fields, and year-round events including Cuero Turkeyfest and live music downtown. History lovers will appreciate quick access to the Chisholm Trail Heritage Museum, while golfers can enjoy the Cuero Municipal Golf Course just a short drive away. Convenient access to US Highway 87 and State Highway 72 makes travel to Victoria and surrounding towns easy, all while enjoying an active, community-focused lifestyle in the heart of Cuero. This home is a handyman special - make it your own today!

18. 2020-06-01
    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: $1,510 · $126/mo
• Projected year-2 tax: $1,510 · $126/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 FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 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: $18,889
• − Mortgage interest: −$3,865
• − Property taxes: −$1,510
• − Insurance: −$1,847
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$2,007
• Taxable income: $6,637
• Est. tax owed @ 24.0%: −$1,593
• After-tax cash flow: $5,630/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: Cuero ISD
• NCES district ID: 4815960
• Math proficiency: 34% ▼ -7.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $46,956
• Composite: 32.52/100
• National rank: #5700
• State rank: #454 of 826 in TX

Livability — Cuero

• Score: 66/100
• State rank: #617
• US rank: #11713

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cuero, TX
• City population: 11,007
• Population (ZIP): 11,007

Population outlook (DeWitt County) Hauer SSP2

• Today (2025): 22,271 people
• By 2030: 22,953 · +3.1%
• By 2040: 24,396 · +9.5%
• By 2050: 25,921 · +16.4%
• By 2075: 29,672 · +33.2%
• By 2100: 29,516 · +32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 48% Hispanic / Latino 38% Two or more races 13% Black 10% Native American 2%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Romanian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 83% English-only · Spanish 16%

Political lean MEDSL · DeWitt

• 2024 margin: Solid R (+67.0) · D 16.2% · R 83.3%
• 2008→2024 swing: -19.2pp toward R · 2008: -47.9pp · 2024: -67.0pp
• All cycles: 2024: R+67.0 2020: R+62.5 2016: R+63.8 2012: R+55.1 2008: R+47.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.54%
• Current HPI: 171.7238
• 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

+0.0% since first listed

3 events — show timeline

• 2026-02-20 Listed $69,000 CTXMLS
• 2026-02-07 Listed $69,000 HARMLS
• 2020-06-01 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,510 · +20.9% YoY. Source: county tax records.