120 N Plum · Pearsall, TX 78061

$95,000

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 110 Days on market

Built 2003 7,405 sqft lot $75/sqft · 35% below area Est $147k · 35% under

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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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +8.2/10.0
• Appreciation +7.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

3 bedroom 1 bath home for sale. Owner finance OK

Key facts

• 7,405 sq ft lot
• Listed 110 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#374 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, schools F, amenities F.
• Pearsall ISD (town): math 12% / reading 19% proficiency, ranked #810 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 active listings in the ZIP; 12 units permitted in Frio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($657 loan paydown + $5k appreciation (4.9% local appreciation)).
• Frio County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, 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 110 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 10 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 2.7% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.32% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.07%
• DSCR: 1.49
• GRM: 6.3

CMA / ARV

• ARV (median comp): $146,978
• List price: $95,000
• Delta: -35.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 S Willow St	0.14mi	3/2.0	1,321 (+5%)	1mo	$215,000	$163	80
327 N Vinton St	0.28mi	3/2.0	1,273 (+1%)	16mo	$159,990	$126	68
131 N Vinton	0.24mi	3/1.5	1,200 (-5%)	18mo	$159,000	$133	64
118 S Garcia St	0.42mi	4/1.5 (+1)	1,310 (+4%)	9mo	$73,995	$56	60
520 S Ash St	0.64mi	2/2.0 (-1)	1,243 (-1%)	4mo	$215,000	$173	56
405 E Trinity	0.54mi	3/1.0	1,145 (-9%)	9mo	$190,000	$166	52
925 Nora	0.71mi	3/2.0	1,264 (+0%)	20mo	$176,000	$139	46

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

Projected returns pro-forma

4.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.38×
• Total profit: $36,832
• Equity at exit: $53,013

10-year hold

• IRR: 21.8%
• Equity multiple: 4.70×
• Total profit: $98,362
• Equity at exit: $90,821

Cash invested: $26,600 (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 78061

• Home prices YoY: 5.4%
• Active inventory: 45
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$211 /mo · $2,532/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $245

Break-even live

Break-even rent $948

Max offer price $95,000

Occupancy floor 76%

Sensitivity live

Price	-10% $299	-5% $272	+0% $245	+5% $219	+10% $192
Rent	-10% $146	-5% $196	+0% $245	+5% $295	+10% $345
Rate	-1.0pp $293	-0.5pp $270	base $245	+0.5pp $221	+1.0pp $196

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-21
   days on market $95,000 Active 110 DOM
2. 2026-06-18
   days on market $95,000 Active 108 DOM
3. 2026-06-17
   days on market $95,000 Active 107 DOM
4. 2026-06-16
   days on market $95,000 Active 106 DOM
5. 2026-06-15
   days on market $95,000 Active 105 DOM
6. 2026-06-15
   days on market $95,000 Active 104 DOM
7. 2026-06-13
   days on market $95,000 Active 103 DOM
8. 2026-06-12
   days on market $95,000 Active 102 DOM
9. 2026-06-10
   days on market $95,000 Active 99 DOM
10. 2026-06-08
    days on market $95,000 Active 98 DOM
11. 2026-06-08
    days on market $95,000 Active 97 DOM
12. 2026-06-05
    days on market $95,000 Active 95 DOM
13. 2026-06-03
    days on market $95,000 Active 93 DOM
14. 2026-06-02
    days on market $95,000 Active 92 DOM
15. 2026-06-01
    days on market $95,000 Active 91 DOM
16. 2026-05-31
    days on market $95,000 Active 90 DOM
17. 2026-03-02
    listed $95,000 New 48-char remark

    Show marketing remark (48 chars)

    3 bedroom 1 bath home for sale. Owner finance OK

18. 2025-01-31
    historical
19. 2024-07-01
    listed $105,000 New
20. 2022-07-08
    historical
21. 2022-02-28
    listed $93,000 New
22. 2022-01-28
    soldstatus Sold
23. 2022-01-20
    soldstatus
24. 2021-08-09
    status Pending
25. 2021-07-19
    status Back on Market
26. 2021-07-16
    historical
27. 2021-02-03
    listed $85,000 New
28. 2019-10-31
    historical
29. 2019-10-30
    status Back on Market
30. 2019-10-10
    status Active Option
31. 2019-10-08
    historical
32. 2019-10-08
    historical Active Option
33. 2019-08-15
    price $50,000
34. 2019-08-15
    status Back on Market
35. 2019-08-06
    historical
36. 2019-02-23
    price $55,000
37. 2018-07-12
    listed $62,000 New
38. 2017-10-31
    historical
39. 2017-03-01
    listed $80,000 New
40. 2016-04-11
    soldstatus
41. 2015-12-30
    soldstatus
42. 2014-02-25
    soldstatus
43. 1999-08-16
    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: $2,532 · $211/mo
• Projected year-2 tax: $2,532 · $211/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 8/10 Severe 7 d/yr ≥111°F today · 21 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: $15,102
• − Mortgage interest: −$5,321
• − Property taxes: −$2,532
• − Insurance: −$475
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$2,764
• Taxable income: $1,594
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $2,563/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: Pearsall ISD
• NCES district ID: 4834470
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 19% ▼ -12.00%
• Median HH income: $36,681
• Composite: 12.89/100
• National rank: #9588
• State rank: #810 of 826 in TX

Livability — Pearsall

• Score: 70/100
• State rank: #374
• US rank: #7921

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pearsall, TX
• Population (ZIP): 9,968

Population outlook (Frio County) Hauer SSP2

• Today (2025): 22,420 people
• By 2030: 24,445 · +9.0%
• By 2040: 28,783 · +28.4%
• By 2050: 33,604 · +49.9%
• By 2075: 46,166 · +105.9%
• By 2100: 52,553 · +134.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 38% White 11% Black 3%
• Hispanic origin (detail): Mexican 72%
• Foreign-born: 12% · Canada
• Languages at home: 47% English-only · Spanish 52%

Political lean MEDSL · Frio

• 2024 margin: Strong R (+24.6) · D 37.5% · R 62.0%
• 2008→2024 swing: -43.3pp toward R · 2008: 18.7pp · 2024: -24.6pp
• All cycles: 2024: R+24.6 2020: R+7.6 2016: D+6.3 2012: D+20.6 2008: D+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.86%
• Current HPI: 94.1821
• 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

+18.8% since first listed

27 events — show timeline

• 2026-03-02 Listed $95,000 LERA
• 2025-01-31 Listing Removed — LERA
• 2024-07-01 Listed $105,000 LERA
• 2022-07-08 Listing Removed — LERA
• 2022-02-28 Listed $93,000 LERA
• 2022-01-28 Sold (MLS) — LERA
• 2022-01-20 Sold (Public Records) — Public Records
• 2021-08-09 Pending — LERA
• 2021-07-19 Relisted — LERA
• 2021-07-16 Listing Removed — LERA
• 2021-02-03 Listed $85,000 LERA
• 2019-10-31 Listing Removed — LERA
• 2019-10-30 Relisted — LERA
• 2019-10-10 Relisted — LERA
• 2019-10-08 Listing Removed — LERA
• 2019-10-08 Contingent — LERA
• 2019-08-15 Price Changed $50,000 LERA
• 2019-08-15 Relisted — LERA
• 2019-08-06 Listing Removed — LERA
• 2019-02-23 Price Changed $55,000 LERA
• 2018-07-12 Listed $62,000 LERA
• 2017-10-31 Listing Removed — LERA
• 2017-03-01 Listed $80,000 LERA
• 2016-04-11 Sold (Public Records) — Public Records
• 2015-12-30 Sold (Public Records) — Public Records
• 2014-02-25 Sold (Public Records) — Public Records
• 1999-08-16 Sold (Public Records) — Public Records

Property tax history

+13.6%/yr

Latest (2025): $2,532 · +4.8% YoY. Source: county tax records.