1100 8th St · Cooper, TX 75432

$114,900

3 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 19 Days on market

Built 1960 8,930 sqft lot $85/sqft · 36% below area Est $179k · 36% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.9/30.0
• Appreciation +8.3/10.0
• 1% rule +4.7/10.0
• Schools +3.1/10.0
• DSCR +2.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming and move-in ready, this 3-bedroom, 1.5-bath home sits on a generous . 205-acre lot and offers both comfort and versatility. Step inside to discover fresh updates throughout, including stylish new lighting and beautiful new flooring that create a bright, modern feel. The spacious kitchen features a convenient center island—perfect for meal prep, casual dining, or gathering with family and friends. A bonus room provides flexible space that can easily serve as a second living area, home office, playroom, or workout space to fit your lifestyle needs. With a well-designed layout, comfortable bedrooms, and room to enjoy both inside and out, this home offers the perfect blend of fun

Key facts

• 8,930 sq ft lot
• Parking
• Built 1960

Property features AI

Finance

• Financial info: Acceptable financing: Cash, Conventional; Second mortgage: No
• HOA & community: No HOA / no association

Exterior

• Parking: Attached carport; 1 covered/carport space
• Utilities: Municipal utility district: No
• Home design: Single family residence; One story; Residential property; Preowned (built in 1960)
• Construction: Brick construction; Metal roof; Slab foundation; Year built 1960
• Exterior features: All-weather road access; Lot under 0.5 acre (approximately 0.205 acres); Subdivision: W J Newcomb #2

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Ceramic tile; Simulated wood
• Bathrooms: 2 bathrooms (1 full, 1 half)
• Interior features: Kitchen island; One living area; One dining area; Room count of 2

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-70 ($-846/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (2.7% below list).
• Recommended offer: $102k (10.8% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 3.1% 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: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Cooper El (math 22% / reading 37%, grade F, #2,525 of 4,322 statewide, top 62%, 467 students, 74% FRL) — zoned schools average 74% FRL vs 59% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $8k of equity ($794 loan paydown + $8k 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y ago 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: property tax is 3.2% of price.
• 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 $102,446 (10.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.97% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 8.6

CMA / ARV

• ARV (median comp): $178,681
• List price: $114,900
• Delta: -35.64%
• 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	0.16mi	3/2.0	1,350 (-0%)	10mo	$195,000	$144	84
1020 S Lake St	0.17mi	3/2.0	1,466 (+8%)	2mo	$224,800	$153	76
954 Georgia Dr	0.10mi	3/2.0	1,314 (-3%)	19mo	$189,000	$144	75
501 SW 8th St	0.26mi	3/2.0	1,384 (+2%)	13mo	$160,000	$116	73
701 W Austin Ave	0.15mi	3/2.0	1,406 (+4%)	18mo	$220,000	$156	72
1111 SE First St	0.38mi	3/2.0	1,466 (+8%)	7mo	$234,900	$160	63
1019 SW 5th St	0.16mi	3/2.0	1,160 (-14%)	8mo	$179,500	$155	62
901 W Kaufman Ave	0.07mi	3/2.0	1,536 (+14%)	17mo	$259,000	$169	60
551 9th St	0.21mi	2/2.0 (-1)	1,481 (+10%)	12mo	$217,000	$147	59
1040 W Dallas Ave	0.49mi	3/1.5	1,346 (-0%)	21mo	$79,900	$59	56
201 NW 4th St	0.59mi	3/1.5	1,231 (-9%)	16mo	$85,880	$70	42
700 SE 7th St	0.67mi	2/2.0 (-1)	1,486 (+10%)	16mo	$175,000	$118	34

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: 14.8%
• Equity multiple: 2.03×
• Total profit: $33,127
• Equity at exit: $76,835

10-year hold

• IRR: 14.9%
• Equity multiple: 4.11×
• Total profit: $100,208
• Equity at exit: $143,494

Cash invested: $32,172 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,118 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$303 /mo · $3,638/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-70

Break-even live

Break-even rent $1,207

Max offer price $102,446

Occupancy floor —

Sensitivity live

Price	-10% $-5	-5% $-38	+0% $-70	+5% $-103	+10% $-136
Rent	-10% $-159	-5% $-115	+0% $-70	+5% $-26	+10% $18
Rate	-1.0pp $-13	-0.5pp $-41	base $-70	+0.5pp $-100	+1.0pp $-131

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $114,900 Active 19 DOM
2. 2026-06-19
   days on market $114,900 Active 17 DOM
3. 2026-06-18
   days on market $114,900 Active 16 DOM
4. 2026-06-17
   days on market $114,900 Active 15 DOM
5. 2026-06-16
   days on market $114,900 Active 14 DOM
6. 2026-06-15
   days on market $114,900 Active 13 DOM
7. 2026-06-14
   days on market $114,900 Active 11 DOM
8. 2026-06-12
   days on market $114,900 Active 10 DOM
9. 2026-06-09
   days on market $114,900 Active 7 DOM
10. 2026-06-08
    days on market $114,900 Active 6 DOM
11. 2026-06-07
    days on market $114,900 Active 5 DOM
12. 2026-06-07
    days on market $114,900 Active 4 DOM
13. 2026-06-02
    pricestatusdays on marketlisting id $114,900 Active 1 DOM
14. 2026-05-18
    historical
15. 2026-04-21
    price $115,000
16. 2026-04-14
    status Active
17. 2026-04-07
    status Pending
18. 2026-03-19
    price $119,900
19. 2026-02-18
    listed $124,900 Active
20. 2025-10-21
    historical
21. 2025-07-16
    price $129,900
22. 2025-05-29
    listed $139,900 Active
23. 2025-04-05
    historical $1,000
24. 2025-03-27
    listed $1,000
25. 2023-12-19
    historical $1,000
26. 2023-12-12
    listed $1,000
27. 2019-04-08
    soldstatus Sold
28. 2019-03-21
    status Pending
29. 2019-03-12
    historical Active Option Contract
30. 2019-02-17
    listed $89,000 Active
31. 2018-07-31
    soldstatus Sold
32. 2018-07-01
    historical Active Contingent
33. 2018-04-30
    price $69,000
34. 2017-08-18
    listed $75,000 Active
35. 1981-11-01
    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: $3,638 · $303/mo
• Projected year-2 tax: $3,638 · $303/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 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: $13,415
• − Mortgage interest: −$6,436
• − Property taxes: −$3,638
• − Insurance: −$574
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$3,343
• Taxable loss: −$2,723
• Est. tax savings @ 24.0%: +$654
• After-tax cash flow: $-192/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

+53.2% since first listed

23 events — show timeline

• 2026-06-01 Listed $114,900 NTREIS
• 2026-05-18 Listing Removed — NTREIS
• 2026-04-21 Price Changed $115,000 NTREIS
• 2026-04-14 Relisted — NTREIS
• 2026-04-07 Pending — NTREIS
• 2026-03-19 Price Changed $119,900 NTREIS
• 2026-02-18 Listed $124,900 NTREIS
• 2025-10-21 Listing Removed — NTREIS
• 2025-07-16 Price Changed $129,900 NTREIS
• 2025-05-29 Listed $139,900 NTREIS
• 2025-04-05 Rental Removed $1,000 NTREIS
• 2025-03-27 Listed for Rent $1,000 NTREIS
• 2023-12-19 Rental Removed $1,000 NTREIS
• 2023-12-12 Listed for Rent $1,000 NTREIS
• 2019-04-08 Sold (MLS) — NTREIS
• 2019-03-21 Pending — NTREIS
• 2019-03-12 Contingent — NTREIS
• 2019-02-17 Listed $89,000 NTREIS
• 2018-07-31 Sold (MLS) — NTREIS
• 2018-07-01 Contingent — NTREIS
• 2018-04-30 Price Changed $69,000 NTREIS
• 2017-08-18 Listed $75,000 NTREIS
• 1981-11-01 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $3,638 · +37.2% YoY. Source: county tax records.