1041 5th St · Cooper, TX 75432

$59,900

2 bd · 1.5 ba · 1,330 sqft · SingleFamily public records · 186 Days on market

Built 1971 9,017 sqft lot $45/sqft · 59% below area ↓ 35% since listing

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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
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments. This property is subject to a 30 day First Look Program. This program was put in place to promote homeownership and therefore priority for offers will be given to owner occupants, investors who plan to rehab and sell the property to an owner occupant, and nonprofits who intend to retail the property to an owner occupant or provide affordable housing. Nonprofits must also present their 501c3 certification. All buyers and interested parties are welcome to submit offers. Seller will review and confirm.

Key facts

• 9,017 sq ft lot
• 2 parking spots
• Built 1971

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 3.6% in Cooper — 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 54/100 on livability (#1,394 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D+, amenities F, commute F.
• Cooper ISD (rural): math 31% / reading 42% proficiency, ranked #497 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 93 active listings in the ZIP; 7 units permitted in Delta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($414 loan paydown + $4k appreciation (6.6% local appreciation)).
• Delta County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 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 1971 — 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 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?
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: 1.78% ✓
• Cap rate: 14.87%
• Cash-on-cash: 30.64%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

• ARV (median comp): $145,627
• List price: $59,900
• Delta: -58.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
447 W Terrel St	0.41mi	3/2.0 (+1)	1,350 (+2%)	10mo	$195,000	$144	63
1111 SE First St	0.20mi	3/2.0 (+1)	1,466 (+10%)	7mo	$234,900	$160	61
1021 SE 10th St	0.27mi	3/2.0 (+1)	1,272 (-4%)	17mo	$199,000	$156	59
700 SE 7th St	0.18mi	2/2.0	1,486 (+12%)	16mo	$175,000	$118	57
501 SW 8th St	0.60mi	3/2.0 (+1)	1,384 (+4%)	13mo	$160,000	$116	47
1019 SW 5th St	0.41mi	3/2.0 (+1)	1,160 (-13%)	8mo	$179,500	$155	46
954 Georgia Dr	0.63mi	3/2.0 (+1)	1,314 (-1%)	19mo	$189,000	$144	46
1020 S Lake St	0.63mi	3/2.0 (+1)	1,466 (+10%)	2mo	$224,800	$153	45
701 W Austin Ave	0.52mi	3/2.0 (+1)	1,406 (+6%)	18mo	$220,000	$156	44
551 9th St	0.62mi	2/2.0	1,481 (+11%)	12mo	$217,000	$147	40
720 E Marshall Ave	0.56mi	3/1.5 (+1)	1,225 (-8%)	20mo	$119,900	$98	38
201 NW 4th St	0.68mi	3/1.5 (+1)	1,231 (-7%)	16mo	$85,880	$70	37

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

Projected returns pro-forma

6.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.4%
• Equity multiple: 3.79×
• Total profit: $46,838
• Equity at exit: $40,056

10-year hold

• IRR: 39.0%
• Equity multiple: 7.91×
• Total profit: $115,942
• Equity at exit: $74,807

Cash invested: $16,772 (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 75432

• Home prices YoY: 2.9%
• Active inventory: 93
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,066 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $428

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 55%

Sensitivity live

Price	-10% $470	-5% $449	+0% $428	+5% $407	+10% $387
Rent	-10% $344	-5% $386	+0% $428	+5% $470	+10% $512
Rate	-1.0pp $458	-0.5pp $443	base $428	+0.5pp $413	+1.0pp $397

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $59,900 Active 186 DOM
2. 2026-06-19
   days on market $59,900 Active 184 DOM
3. 2026-06-18
   days on market $59,900 Active 183 DOM
4. 2026-06-17
   days on market $59,900 Active 182 DOM
5. 2026-06-16
   days on market $59,900 Active 181 DOM
6. 2026-06-15
   days on market $59,900 Active 180 DOM
7. 2026-06-14
   days on market $59,900 Active 178 DOM
8. 2026-06-12
   days on market $59,900 Active 177 DOM
9. 2026-06-09
   days on market $59,900 Active 174 DOM
10. 2026-06-08
    days on market $59,900 Active 173 DOM
11. 2026-06-07
    days on market $59,900 Active 172 DOM
12. 2026-06-07
    pricedays on market $59,900 Active 171 DOM
13. 2026-06-03
    days on market $64,900 Active 168 DOM
14. 2026-06-02
    days on market $64,900 Active 167 DOM
15. 2026-06-01
    days on market $64,900 Active 166 DOM
16. 2026-05-31
    days on market $64,900 Active 165 DOM
17. 2026-05-30
    days on market $64,900 Active 164 DOM
18. 2026-05-06
    price $64,900 640-char remark

    Show marketing remark (640 chars)

    The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments. This property is subject to a 30 day First Look Program. This program was put in place to promote homeownership and therefore priority for offers will be given to owner occupants, investors who plan to rehab and sell the property to an owner occupant, and nonprofits who intend to retail the property to an owner occupant or provide affordable housing. Nonprofits must also present their 501c3 certification. All buyers and interested parties are welcome to submit offers. Seller will review and confirm.

19. 2026-03-24
    price $69,900 640-char remark

    Show marketing remark (640 chars)

    The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments. This property is subject to a 30 day First Look Program. This program was put in place to promote homeownership and therefore priority for offers will be given to owner occupants, investors who plan to rehab and sell the property to an owner occupant, and nonprofits who intend to retail the property to an owner occupant or provide affordable housing. Nonprofits must also present their 501c3 certification. All buyers and interested parties are welcome to submit offers. Seller will review and confirm.

20. 2026-02-26
    price $79,900 640-char remark

    Show marketing remark (640 chars)

    The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments. This property is subject to a 30 day First Look Program. This program was put in place to promote homeownership and therefore priority for offers will be given to owner occupants, investors who plan to rehab and sell the property to an owner occupant, and nonprofits who intend to retail the property to an owner occupant or provide affordable housing. Nonprofits must also present their 501c3 certification. All buyers and interested parties are welcome to submit offers. Seller will review and confirm.

21. 2026-01-22
    price $89,900 640-char remark

    Show marketing remark (640 chars)

    The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments. This property is subject to a 30 day First Look Program. This program was put in place to promote homeownership and therefore priority for offers will be given to owner occupants, investors who plan to rehab and sell the property to an owner occupant, and nonprofits who intend to retail the property to an owner occupant or provide affordable housing. Nonprofits must also present their 501c3 certification. All buyers and interested parties are welcome to submit offers. Seller will review and confirm.

22. 2025-12-17
    listed $99,900 Active 640-char remark

    Show marketing remark (640 chars)

    The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments. This property is subject to a 30 day First Look Program. This program was put in place to promote homeownership and therefore priority for offers will be given to owner occupants, investors who plan to rehab and sell the property to an owner occupant, and nonprofits who intend to retail the property to an owner occupant or provide affordable housing. Nonprofits must also present their 501c3 certification. All buyers and interested parties are welcome to submit offers. Seller will review and confirm.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,792
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$1,743
• Taxable income: $4,450
• Est. tax owed @ 24.0%: −$1,068
• After-tax cash flow: $4,070/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: Cooper ISD
• NCES district ID: 4815150
• Math proficiency: 31% ▼ -14.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $41,544
• Composite: 30.75/100
• National rank: #6160
• State rank: #497 of 826 in TX

Livability — Cooper

• Score: 54/100
• State rank: #1394
• US rank: #23910

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cooper, TX
• Population (ZIP): 3,299

Population outlook (Delta County) Hauer SSP2

• Today (2025): 5,168 people
• By 2030: 5,108 · -1.2%
• By 2040: 4,960 · -4.0%
• By 2050: 4,832 · -6.5%
• By 2075: 4,402 · -14.8%
• By 2100: 3,893 · -24.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 12% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Lithuanian 2% Slovak 1% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Delta

• 2024 margin: Solid R (+69.7) · D 14.9% · R 84.7%
• 2008→2024 swing: -24.4pp toward R · 2008: -45.3pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+67.9 2016: R+63.0 2012: R+53.0 2008: R+45.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.63%
• Current HPI: 236.9612
• 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

-35.0% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $64,900 NTREIS
• 2026-03-24 Price Changed $69,900 NTREIS
• 2026-02-26 Price Changed $79,900 NTREIS
• 2026-01-22 Price Changed $89,900 NTREIS
• 2025-12-17 Listed $99,900 NTREIS

Property tax history

+6.7%/yr

Latest (2025): $3,018 · +44.4% YoY. Source: county tax records.