602 Avenue H · Blanket, TX 76432

$100,000

3 bd · 2.0 ba · 1,412 sqft · SingleFamily public records · 94 Days on market

2.07 ac lot

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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
• Appreciation +6.1/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Perfect property for someone with horses who wants to be out of the big city and enjoy a slower pace. Come take a look at this 3 bedroom 2 bathroom house with a large enclosed garage and second storage area. Located on a large lot with a wet weather creek running through it this is the perfect place to raise a couple of animals, whether you are showing animals, or just want some livestock in the backyard. The house is good decent condition but needs some work, which is why it is priced to sell! Located just a couple blocks from Blanket schools and the general store, your commute is a short one for sure. Come take a look at this house today and make this piece of Texas YOUR next piece of Texas.

Key facts

• Wet weather creek
• Close to schools
• Large lot

Tags

• LARGE LOT
• WET WEATHER CREEK
• CLOSE TO SCHOOLS
• CLOSE TO GENERAL STORE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $738 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,023 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D+, employment D, schools F.
• Blanket ISD (rural): math 20% / reading 35% proficiency, ranked #1,046 of 1,141 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 33 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 142 units permitted in Brown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($691 loan paydown + $2k appreciation (2.1% local appreciation)).
• At projected returns (2.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 27% chance of damaging wind over 30y; 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 $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 2.00% ✓
• Cap rate: 16.66%
• Cash-on-cash: 37.01%
• DSCR: 2.65
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $247,100
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 Avenue H	0.06mi	3/1.0	1,496 (+6%)	5mo	$37,500	$25	79
316 7th St	0.41mi	3/2.0	1,430 (+1%)	4mo	$240,000	$168	75
300 N Broadway	0.28mi	4/2.0 (+1)	1,300 (-8%)	11mo	$143,000	$110	60
512 Fifth St	0.26mi	3/2.0	1,200 (-15%)	8mo	$259,000	$216	56
413 Fifth St	0.31mi	3/2.0	1,200 (-15%)	18mo	$210,000	$175	45
505 Ave B St	0.52mi	3/2.0	1,200 (-15%)	18mo	$210,000	$175	35

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

Projected returns pro-forma

2.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.0%
• Equity multiple: 2.95×
• Total profit: $54,585
• Equity at exit: $40,054

10-year hold

• IRR: 37.0%
• Equity multiple: 5.81×
• Total profit: $134,544
• Equity at exit: $58,152

Cash invested: $28,000 (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 76432

• Home prices YoY: 2.0%
• Active inventory: 33
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$150 /mo · $1,803/yr
• Insurance: −$42
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $738

Break-even live

Break-even rent $1,065

Max offer price $100,000

Occupancy floor 58%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 5th St Blanket, TX	3.0	2.0	1200	$2,000	$1.67	43d	1	0.37mi
409 5th St Blanket, TX	3.0	2.0	1200	$2,000	$1.67	43d	1	0.37mi
200 Main St Blanket, TX	3.0	2.0	1200	$2,000	$1.67	43d	1	0.54mi

Listing history 17 events

1. 2026-06-18
   days on market $100,000 Active 94 DOM
2. 2026-06-17
   days on market $100,000 Active 93 DOM
3. 2026-06-16
   days on market $100,000 Active 92 DOM
4. 2026-06-15
   days on market $100,000 Active 91 DOM
5. 2026-06-13
   days on market $100,000 Active 89 DOM
6. 2026-06-12
   days on market $100,000 Active 88 DOM
7. 2026-06-09
   days on market $100,000 Active 85 DOM
8. 2026-06-08
   days on market $100,000 Active 84 DOM
9. 2026-06-08
   days on market $100,000 Active 83 DOM
10. 2026-06-05
    days on market $100,000 Active 81 DOM
11. 2026-06-03
    days on market $100,000 Active 79 DOM
12. 2026-06-02
    days on market $100,000 Active 78 DOM
13. 2026-06-01
    days on market $100,000 Active 77 DOM
14. 2026-05-31
    days on market $100,000 Active 76 DOM
15. 2026-03-16
    listed $100,000 Active 702-char remark

    Show marketing remark (702 chars)

    Perfect property for someone with horses who wants to be out of the big city and enjoy a slower pace. Come take a look at this 3 bedroom 2 bathroom house with a large enclosed garage and second storage area. Located on a large lot with a wet weather creek running through it this is the perfect place to raise a couple of animals, whether you are showing animals, or just want some livestock in the backyard. The house is good decent condition but needs some work, which is why it is priced to sell! Located just a couple blocks from Blanket schools and the general store, your commute is a short one for sure. Come take a look at this house today and make this piece of Texas YOUR next piece of Texas.

16. 2008-04-16
    soldstatus
17. 1992-07-24
    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: $1,803 · $150/mo
• Projected year-2 tax: $1,830 · $152/mo
• Expected delta: +$27/yr (+$2/mo · 1.5%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $24,000
• − Mortgage interest: −$5,602
• − Property taxes: −$1,803
• − Insurance: −$2,002
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$2,909
• Taxable income: $7,843
• Est. tax owed @ 24.0%: −$1,882
• After-tax cash flow: $6,979/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: Blanket ISD
• NCES district ID: 4810380
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $43,678
• Composite: 26.43/100
• National rank: #12649
• State rank: #1046 of 1141 in TX

Livability — Blanket

• Score: 61/100
• State rank: #1023
• US rank: #18174

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blanket, TX
• Population (ZIP): 1,376

Population outlook (Brown County) Hauer SSP2

• Today (2025): 38,381 people
• By 2030: 38,288 · -0.2%
• By 2040: 38,120 · -0.7%
• By 2050: 38,227 · -0.4%
• By 2075: 39,362 · +2.6%
• By 2100: 39,171 · +2.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 17% Two or more races 14%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 24% Slovak 2% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Brown

• 2024 margin: Solid R (+73.9) · D 12.7% · R 86.6%
• 2008→2024 swing: -12.5pp toward R · 2008: -61.5pp · 2024: -73.9pp
• All cycles: 2024: R+73.9 2020: R+72.6 2016: R+74.5 2012: R+71.7 2008: R+61.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.11%
• Current HPI: 107.4171
• 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 events — show timeline

• 2026-03-16 Listed $100,000 NTREIS
• 2008-04-16 Sold (Public Records) — Public Records
• 1992-07-24 Sold (Public Records) — Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,803 · +15.9% YoY. Source: county tax records.