500 Margarita St · Uvalde, TX 78801

$75,000

2 bd · 1.0 ba · 840 sqft · SingleFamily · 55 Days on market

Built 1975 10,018 sqft lot $89/sqft · 31% below area Est $108k · 31% 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).

• Cash flow +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Corner lot with mature trees offering great space and flexibility. This unique property includes two lots in one, making it ideal to build your forever home, create rental income, or explore development opportunities. With its corner location and larger footprint, there are multiple options to make it your own. A small home currently sits on the property and will require renovation or removal, making this a great project for investors or buyers looking to add value. Priced to sell and seller is open to offers.

Key facts

• Two lots
• Larger footprint
• Rental income

Tags

• CORNER LOT
• MATURE TREES
• TWO LOTS
• RENTAL INCOME
• DEVELOPMENT OPPORTUNITIES
• LARGER FOOTPRINT

Property features AI

Finance

• Financial info: Down payment resources not indicated
• HOA & community: Subdivision: Uvalde South

Exterior

• Utilities: City water and sewer
• Home design: Pre-owned single-family home; Approximate age: 51 years
• Construction: Wood exterior; Composition roof
• Exterior features: Corner lot

Interior

• Kitchen: Kitchen approximately 13 x 14
• Bedrooms: Master bedroom approximately 12 x 11; Second bedroom approximately 11 x 10
• Flooring: Linoleum floors
• Bathrooms: One full bathroom
• Heating & cooling: Electric heat
• Interior features: One living area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($750 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.0% in Uvalde — 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 74/100 on livability (#187 in TX, #4,844 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D, amenities F.
• Uvalde CISD (town): math 19% / reading 26% proficiency, ranked #760 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Uvalde El (337 students, 86% FRL); Uvalde H S (math 15% / reading 30%, grade F, #1,354 of 1,632 statewide, top 83%, 1,129 students, 72% FRL).
• Market conditions: 225 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 17 units permitted in Uvalde County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Uvalde County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 48% 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
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: 1.00% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 8.3

CMA / ARV

• ARV (median comp): $107,991
• List price: $75,000
• Delta: -30.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 Reyes St	0.73mi	2/1.0	856 (+2%)	2mo	$109,900	$128	61
214 W Cargile	0.61mi	2/1.0	897 (+7%)	6mo	$52,000	$58	55
315 Geraldine St	0.52mi	3/2.0 (+1)	900 (+7%)	3mo	$53,000	$59	53
854 Vanessa	0.30mi	3/1.0 (+1)	768 (-9%)	22mo	$99,900	$130	49
842 South Park St	0.66mi	2/1.0	720 (-14%)	22mo	$40,000	$56	27

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

Projected returns pro-forma

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

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-5,726
• Equity at exit: $11,183

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $3,275
• Equity at exit: $6,485

Cash invested: $21,000 (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 78801

• Active inventory: 225
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $750 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$67 /mo · $803/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $101

Break-even live

Break-even rent $622

Max offer price $75,000

Occupancy floor 82%

Sensitivity live

Price	-10% $143	-5% $122	+0% $101	+5% $80	+10% $59
Rent	-10% $42	-5% $71	+0% $101	+5% $131	+10% $160
Rate	-1.0pp $139	-0.5pp $120	base $101	+0.5pp $82	+1.0pp $62

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 S Claudia St Uvalde, TX	2.0	1.0	700	$750	$1.07	46d	1	0.83mi

Listing history 20 events

1. 2026-06-22
   days on market $75,000 Active 55 DOM
2. 2026-06-21
   days on market $75,000 Active 54 DOM
3. 2026-06-21
   days on market $75,000 Active 53 DOM
4. 2026-06-18
   days on market $75,000 Active 51 DOM
5. 2026-06-17
   days on market $75,000 Active 50 DOM
6. 2026-06-16
   days on market $75,000 Active 49 DOM
7. 2026-06-15
   days on market $75,000 Active 48 DOM
8. 2026-06-15
   days on market $75,000 Active 47 DOM
9. 2026-06-13
   days on market $75,000 Active 46 DOM
10. 2026-06-12
    days on market $75,000 Active 45 DOM
11. 2026-06-09
    days on market $75,000 Active 42 DOM
12. 2026-06-08
    days on market $75,000 Active 41 DOM
13. 2026-06-08
    days on market $75,000 Active 40 DOM
14. 2026-06-07
    days on market $75,000 Active 39 DOM
15. 2026-06-03
    days on market $75,000 Active 36 DOM
16. 2026-06-02
    days on market $75,000 Active 35 DOM
17. 2026-06-01
    days on market $75,000 Active 34 DOM
18. 2026-05-31
    days on market $75,000 Active 33 DOM
19. 2026-04-28
    listed $75,000 New 515-char remark
20. 2007-10-24
    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: $803 · $67/mo
• Projected year-2 tax: $1,372 · $114/mo
• Expected delta: +$569/yr (+$47/mo · 70.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 48% 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: $9,000
• − Mortgage interest: −$4,201
• − Property taxes: −$803
• − Insurance: −$375
• − Repairs & maintenance: −$720
• − Management: −$720
• − Depreciation: −$2,182
• Taxable loss: −$1
• Est. tax savings @ 24.0%: +$0
• After-tax cash flow: $1,212/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: Uvalde CISD
• NCES district ID: 4843720
• Math proficiency: 19% ▼ -9.00%
• Reading proficiency: 26% ▼ -3.00%
• Median HH income: $36,054
• Composite: 18.63/100
• National rank: #8897
• State rank: #760 of 826 in TX

Livability — Uvalde

• Score: 74/100
• State rank: #187
• US rank: #4844

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Uvalde, TX
• Population (ZIP): 21,487

Population outlook (Uvalde County) Hauer SSP2

• Today (2025): 28,865 people
• By 2030: 29,675 · +2.8%
• By 2040: 31,256 · +8.3%
• By 2050: 32,790 · +13.6%
• By 2075: 37,013 · +28.2%
• By 2100: 37,306 · +29.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% White 20% Two or more races 18% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 69% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Serbian 1% Slovak 1%
• Foreign-born: 11% · Canada
• Languages at home: 48% English-only · Spanish 51% Other Asian/Pacific 1%

Political lean MEDSL · Uvalde

• 2024 margin: Solid R (+33.4) · D 32.9% · R 66.3%
• 2008→2024 swing: -28.1pp toward R · 2008: -5.3pp · 2024: -33.4pp
• All cycles: 2024: R+33.4 2020: R+20.3 2016: R+10.8 2012: R+8.3 2008: R+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -113.65%
• Current HPI: 152.7777
• 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

2 events — show timeline

• 2026-04-28 Listed $75,000 LERA
• 2007-10-24 Sold (Public Records) — Public Records

Property tax history

-4.7%/yr

Latest (2025): $803 · -51.6% YoY. Source: county tax records.