6043 Skipping Way · Somerset, TX 78073

$184,999

3 bd · 2.0 ba · 1,354 sqft · SingleFamily · 53 Days on market

Built 2026 Poor condition 4,791 sqft lot $137/sqft · at area comps Est $193k · at est. $33/mo HOA · 2% of rent ↓ 14% since listing

---

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 +15.9/30.0
• ARV discount +9.4/15.0
• Appreciation +6.3/10.0
• DSCR +4.9/10.0
• 1% rule +4.6/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

The Gerson - This new single-story home features a modern layout with room to grow. The stylish kitchen shares a footprint with the living and dining areas, and a covered patio provides convenient outdoor access. Three bedrooms are placed to the side of the home, including the luxe owner's suite, complete with an en-suite bathroom and generous walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Luxe owner's suite
• Walk-in closet
• Stylish kitchen

Tags

• SINGLE-STORY HOME
• STYLISH KITCHEN
• COVERED PATIO
• LUXE OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (4.1% below list).
• Recommended offer: $177k (4.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#639 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Somerset ISD (rural): math 41% / reading 39% proficiency, ranked #417 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 323 active listings in the ZIP; 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.6% local appreciation)).
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,369 (4.1% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.96% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 8.7

CMA / ARV

• ARV (median comp): $192,999
• List price: $184,999
• Delta: -4.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6043 Skipping Way	0.00mi	3/2.0	1,354 (0%)	1mo	$184,999	$137	99
12010 Pressing Pass	0.00mi	3/2.0	1,354 (0%)	1mo	$184,999	$137	99
12030 Pressing Pass	0.00mi	3/2.0	1,354 (0%)	1mo	$184,999	$137	99
6027 Skipping Way	0.00mi	3/2.0	1,354 (0%)	1mo	$192,999	$143	99
5919 Consider Trl	0.00mi	3/2.0	1,402 (+4%)	1mo	$194,999	$139	93
12107 Kneeling Path	0.00mi	3/2.0	1,402 (+4%)	2mo	$192,999	$138	92
5903 Consider Trl	0.00mi	3/2.0	1,402 (+4%)	2mo	$196,999	$141	92
12119 Kneeling Path	0.00mi	3/2.0	1,402 (+4%)	3mo	$211,999	$151	92
12211 Kneeling Path	0.00mi	3/2.0	1,402 (+4%)	4mo	$185,999	$133	91
12103 Kneeling Path	0.00mi	3/2.0	1,266 (-6%)	2mo	$184,999	$146	87
12127 Kneeling Path	0.00mi	3/2.0	1,266 (-6%)	4mo	$192,999	$152	86
6046 Skipping Way	0.00mi	3/2.0	1,213 (-10%)	3mo	$185,999	$153	80

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

Projected returns pro-forma

2.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.47×
• Total profit: $24,171
• Equity at exit: $79,060

10-year hold

• IRR: 11.2%
• Equity multiple: 2.60×
• Total profit: $83,030
• Equity at exit: $118,726

Cash invested: $51,800 (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 78073

• Home prices YoY: 0.9%
• Active inventory: 323
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,774 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$33
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $90

Break-even live

Break-even rent $1,660

Max offer price $184,999

Occupancy floor 90%

Sensitivity live

Price	-10% $218	-5% $154	+0% $90	+5% $26	+10% $-38
Rent	-10% $-50	-5% $20	+0% $90	+5% $160	+10% $230
Rate	-1.0pp $183	-0.5pp $137	base $90	+0.5pp $42	+1.0pp $-7

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 4 events

1. 2026-05-12
   status Pending 549-char remark

   Show marketing remark (549 chars)

   The Gerson - This new single-story home features a modern layout with room to grow. The stylish kitchen shares a footprint with the living and dining areas, and a covered patio provides convenient outdoor access. Three bedrooms are placed to the side of the home, including the luxe owner's suite, complete with an en-suite bathroom and generous walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

2. 2026-05-05
   price $184,999 549-char remark

   Show marketing remark (549 chars)

   The Gerson - This new single-story home features a modern layout with room to grow. The stylish kitchen shares a footprint with the living and dining areas, and a covered patio provides convenient outdoor access. Three bedrooms are placed to the side of the home, including the luxe owner's suite, complete with an en-suite bathroom and generous walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

3. 2026-04-30
   price $207,999 549-char remark

   Show marketing remark (549 chars)

   The Gerson - This new single-story home features a modern layout with room to grow. The stylish kitchen shares a footprint with the living and dining areas, and a covered patio provides convenient outdoor access. Three bedrooms are placed to the side of the home, including the luxe owner's suite, complete with an en-suite bathroom and generous walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

4. 2026-03-20
   listed $214,999 New 549-char remark

   Show marketing remark (549 chars)

   The Gerson - This new single-story home features a modern layout with room to grow. The stylish kitchen shares a footprint with the living and dining areas, and a covered patio provides convenient outdoor access. Three bedrooms are placed to the side of the home, including the luxe owner's suite, complete with an en-suite bathroom and generous walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 4 d/yr ≥109°F today · 11 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $21,284
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − HOA: −$396
• − Depreciation: −$5,382
• Taxable loss: −$1,962
• Est. tax savings @ 24.0%: +$471
• After-tax cash flow: $1,548/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

The home requires extensive repairs and maintenance, including roof, exterior, HVAC, and landscaping. Significant updates are needed to increase its resale and rental value.

Repairs flagged

• Major roof — No roof photos provided, but the satellite image suggests a large, possibly damaged roof.
• Major exterior siding — No exterior photos provided, but the satellite image suggests a large, possibly damaged exterior.
• Major HVAC/mechanical — No HVAC/mechanical photos provided, but the satellite image suggests a large, possibly damaged HVAC system.
• Major landscaping — No landscaping photos provided, but the satellite image suggests a large, possibly overgrown lot with no visible landscaping features.

Value-add opportunities

• Both landscaping and curb appeal — A well-maintained and aesthetically pleasing landscape can significantly increase both resale and rental value.
• Both HVAC and mechanical systems — Upgrading HVAC and mechanical systems can improve comfort and energy efficiency, enhancing both resale and rental value.
• Both exterior and roof repairs — Repairing the exterior and roof can improve the home's appearance and structural integrity, increasing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No roof photos provided, but the satellite image suggests a large, possibly damaged roof.	Major	$15,000–50,000
exterior siding · No exterior photos provided, but the satellite image suggests a large, possibly damaged exterior.	Major	$15,000–50,000
HVAC/mechanical · No HVAC/mechanical photos provided, but the satellite image suggests a large, possibly damaged HVAC system.	Major	$15,000–50,000
landscaping · No landscaping photos provided, but the satellite image suggests a large, possibly overgrown lot with no visible landscaping features.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both landscaping and curb appeal — A well-maintained and aesthetically pleasing landscape can significantly increase both resale and rental value. ↑
• Both HVAC and mechanical systems — Upgrading HVAC and mechanical systems can improve comfort and energy efficiency, enhancing both resale and rental value. ↑
• Both exterior and roof repairs — Repairing the exterior and roof can improve the home's appearance and structural integrity, increasing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Somerset ISD
• NCES district ID: 4840740
• Math proficiency: 41% ▬ 0.00%
• Reading proficiency: 39% ▲ 4.00%
• Median HH income: $44,712
• Composite: 34.01/100
• National rank: #5315
• State rank: #417 of 826 in TX

Livability — Somerset

• Score: 66/100
• State rank: #639
• US rank: #12187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,806,925
• Population (ZIP): 9,510

Population outlook (Atascosa County) Hauer SSP2

• Today (2025): 57,233 people
• By 2030: 61,729 · +7.9%
• By 2040: 71,122 · +24.3%
• By 2050: 80,906 · +41.4%
• By 2075: 106,134 · +85.4%
• By 2100: 122,415 · +113.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 33% White 16%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 12% · Canada
• Languages at home: 51% English-only · Spanish 48% German/W. Germanic 1%

Political lean MEDSL · Atascosa

• 2024 margin: Solid R (+43.3) · D 27.9% · R 71.3%
• 2008→2024 swing: -32.8pp toward R · 2008: -10.5pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+34.0 2016: R+29.1 2012: R+18.3 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.60%
• Current HPI: 289.1266
• 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

-14.0% since first listed

4 events — show timeline

• 2026-05-12 Pending — LERA
• 2026-05-05 Price Changed $184,999 LERA
• 2026-04-30 Price Changed $207,999 LERA
• 2026-03-20 Listed $214,999 LERA