2107 N Hwy 83 · Crystal City, TX 78839

$110,000

4 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 24 Days on market

Built 1963 0.30 ac lot

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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).

• Cash flow +21.6/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Welcome to 2107 N Hwy 83 in Crystal City, TX! This 4-bedroom, 1-bath home offers 1,436 sq ft of living space and sits on two lots totaling 0.3 acres, providing ample space and endless potential. An added indoor utility room brings extra convenience, while the expansive lot opens the door for expansion, renovation, or creating your ideal outdoor retreat. Perfect for investors or buyers looking to add value with updates and personal touches, this property is full of opportunity. Conveniently located along Hwy 83 with easy access to local amenities and just a short drive to Uvalde, TX. Come see the possibilities this property has to offer! Schedule your showing today!

Key facts

• Expansive lot
• Indoor utility room
• 0.3 acre lot

Tags

• INDOOR UTILITY ROOM
• EXPANSIVE LOT
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Finance

• Financial info: Down payment resources available
• HOA & community: Subdivision: OUT

Exterior

• Parking: Parking information not provided
• Security: Security information not provided
• Utilities: City water/sewer
• Home design: Pre-owned brick exterior
• Construction: Approximately 63 years old; Slab foundation; Composition roof
• Exterior features: On greenbelt; Level lot; Paved streets with curbs and streetlights; City street access

Interior

• Kitchen: Gas cooking; Stove/Range
• Bedrooms: Master bedroom with ceiling fan and full bath; Three additional bedrooms (each approximately 10 x 10)
• Flooring: Ceramic tile floors
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Window unit heating; Three or more window air conditioning units
• Interior features: Ceiling fans; Utility room inside; Cable TV available; High-speed internet; Some window coverings remain
• Laundry & utility: Washer connection inside; Dryer connection inside

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#910 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Crystal City ISD (town): math 10% / reading 22% proficiency, ranked #813 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Crystal City H S (math 2% / reading 32%, grade F, #1,460 of 1,632 statewide, top 91%, 551 students, 82% FRL) — zoned schools at 82% FRL track the district average.
• Market conditions: 20 active listings in the ZIP; 3 units permitted in Zavala County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($761 loan paydown + $6k appreciation (5.0% local appreciation)).
• Zavala County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.07% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.54%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.18×
• Total profit: $36,193
• Equity at exit: $62,467

10-year hold

• IRR: 18.5%
• Equity multiple: 4.25×
• Total profit: $100,166
• Equity at exit: $107,918

Cash invested: $30,800 (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 78839

• Home prices YoY: 3.9%
• Active inventory: 20
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,178 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$140 /mo · $1,681/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $168

Break-even live

Break-even rent $966

Max offer price $110,000

Occupancy floor 81%

Sensitivity live

Price	-10% $230	-5% $199	+0% $168	+5% $137	+10% $106
Rent	-10% $75	-5% $121	+0% $168	+5% $214	+10% $261
Rate	-1.0pp $223	-0.5pp $196	base $168	+0.5pp $139	+1.0pp $110

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-04
   status Pending
2. 2026-04-27
   historical Active Option
3. 2026-04-10
   listed $110,000 New

ⓘ 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: $1,681 · $140/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$332/yr (+$28/mo · 19.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $14,138
• − Mortgage interest: −$6,162
• − Property taxes: −$1,681
• − Insurance: −$550
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$3,200
• Taxable income: $283
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $1,948/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: Crystal City ISD
• NCES district ID: 4815930
• Math proficiency: 10% ▼ -19.00%
• Reading proficiency: 22% ▼ -9.00%
• Median HH income: $27,757
• Composite: 12.43/100
• National rank: #9631
• State rank: #813 of 826 in TX

Livability — Crystal City

• Score: 62/100
• State rank: #910
• US rank: #16330

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crystal City, TX
• Population (ZIP): 7,333

Population outlook (Zavala County) Hauer SSP2

• Today (2025): 13,393 people
• By 2030: 13,993 · +4.5%
• By 2040: 15,186 · +13.4%
• By 2050: 16,332 · +21.9%
• By 2075: 18,742 · +39.9%
• By 2100: 18,814 · +40.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 57% White 7%
• Hispanic origin (detail): Mexican 90%
• Foreign-born: 6% · Canada
• Languages at home: 26% English-only · Spanish 74%

Political lean MEDSL · Zavala

• 2024 margin: D (+14.4) · D 56.8% · R 42.4%
• 2008→2024 swing: -54.4pp toward R · 2008: 68.8pp · 2024: 14.4pp
• All cycles: 2024: D+14.4 2020: D+31.4 2016: D+57.3 2012: D+67.6 2008: D+68.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.02%
• Current HPI: 134.0218
• 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

• 2026-05-04 Pending — LERA
• 2026-04-27 Contingent — LERA
• 2026-04-10 Listed $110,000 LERA

Property tax history

+6.2%/yr

Latest (2025): $1,681 · +7.7% YoY. Source: county tax records.