1100 8th St

Cooper, TX 75432

$114,900C-

3 bd · 2.0 ba · 1,352 sqft · Built 1960 · SingleFamily · Active · 19 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,118/mo
• Mortgage (P&I): −$603
• Tax + insurance: −$351
• HOA: −$0
• Vac / Maint / Mgmt: −$235
• Net cashflow: $-70/mo
• Annual: $-846/yr
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• 1% rule: 0.97%
• Cash to close: $32,172

Investor read

• This is a 3-bed/2.0-bath single-family listed at $115k.
• 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).
• It's been on market 19 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $102k (10.8% below list) — sets the bar for cash-flow.
• In year one you build about $8k of equity ($794 loan paydown + $8k appreciation (6.6% local appreciation)).
• 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); Cooper J H (math 32% / reading 42%, grade F, #756 of 1,662 statewide, top 47%, 179 students, 58% FRL); Cooper H S (math 54% / reading 54%, grade C-, #379 of 1,632 statewide, top 26%, 242 students, 56% FRL) — zoned schools at 63% FRL track the district average.
• Watch-outs: property tax is 3.2% of price.
• Market conditions: 93 active listings in the ZIP; 7 units permitted in Delta County in 2024 (0 in 5+ unit buildings).
• Delta County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• 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.
• 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.
• 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.
• 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.

Questions for listing agent

• 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?
• Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.