505 Rio Grande · Pearsall, TX 78061

$100,000

3 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 352 Days on market

Built 1978 0.31 ac lot $93/sqft · 23% below area Est $130k · 23% 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• Appreciation +7.4/10.0
• 1% rule +6.8/10.0
• 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

Introducing a charming 3 bedroom, 1 bath home with original wood flooring and ceiling, located in a downtown neighborhood of Pearsall. 2 blocks away from the Pearsall High School and 1 block away from the Town Hall. This home features original 1949 windows with storm shutters, adding to its character and charm. The spacious living room is perfect for entertaining, while the well-appointed blank canvas kitchen provides the endless possibilities. Step outside to the beautifully landscaped backyard that is .31 acres in a double lot, perfect for large vehicles or commercial trucks as there is no HOA. The detached dwelling unit has been wired for electricity and water.

Key facts

• Landscaped backyard
• Double lot
• Storm shutters

Tags

• ORIGINAL WOOD FLOORING
• ORIGINAL 1949 WINDOWS
• STORM SHUTTERS
• LANDSCAPED BACKYARD
• DOUBLE LOT
• DETACHED DWELLING UNIT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% 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 $6k of equity ($691 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 352 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 352 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.18% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.30%
• DSCR: 1.55
• GRM: 7.1

CMA / ARV

• ARV (median comp): $129,523
• List price: $100,000
• Delta: -22.79%
• 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
405 E Trinity	0.09mi	3/1.0	1,145 (+7%)	9mo	$190,000	$166	77
219 S Peach	0.46mi	4/1.0 (+1)	1,032 (-4%)	7mo	$150,000	$145	62
1004 E San Marcos	0.39mi	2/1.0 (-1)	1,200 (+12%)	6mo	$164,000	$137	52
1309 E Medina	0.67mi	3/1.0	962 (-10%)	6mo	$165,500	$172	46
719 W Comal St	0.68mi	4/2.0 (+1)	1,019 (-5%)	18mo	$160,000	$157	36

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: 23.2%
• Equity multiple: 2.45×
• Total profit: $40,495
• Equity at exit: $55,803

10-year hold

• IRR: 22.6%
• Equity multiple: 4.82×
• Total profit: $107,006
• Equity at exit: $95,601

Cash invested: $28,000 (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 78061

• Home prices YoY: 5.4%
• Active inventory: 45
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$76 /mo · $916/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $287

Break-even live

Break-even rent $813

Max offer price $100,000

Occupancy floor 71%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $100,000 Active 352 DOM
2. 2026-06-17
   days on market $100,000 Active 351 DOM
3. 2026-06-16
   days on market $100,000 Active 350 DOM
4. 2026-06-15
   days on market $100,000 Active 349 DOM
5. 2026-06-15
   days on market $100,000 Active 348 DOM
6. 2026-06-13
   days on market $100,000 Active 347 DOM
7. 2026-06-12
   days on market $100,000 Active 346 DOM
8. 2026-06-10
   days on market $100,000 Active 343 DOM
9. 2026-06-08
   days on market $100,000 Active 342 DOM
10. 2026-06-08
    days on market $100,000 Active 341 DOM
11. 2026-06-05
    days on market $100,000 Active 339 DOM
12. 2026-06-03
    days on market $100,000 Active 337 DOM
13. 2026-06-02
    days on market $100,000 Active 336 DOM
14. 2026-06-01
    days on market $100,000 Active 335 DOM
15. 2026-05-31
    days on market $100,000 Active 334 DOM
16. 2025-07-01
    listed $100,000 New 672-char remark

    Show marketing remark (672 chars)

    Introducing a charming 3 bedroom, 1 bath home with original wood flooring and ceiling, located in a downtown neighborhood of Pearsall. 2 blocks away from the Pearsall High School and 1 block away from the Town Hall. This home features original 1949 windows with storm shutters, adding to its character and charm. The spacious living room is perfect for entertaining, while the well-appointed blank canvas kitchen provides the endless possibilities. Step outside to the beautifully landscaped backyard that is .31 acres in a double lot, perfect for large vehicles or commercial trucks as there is no HOA. The detached dwelling unit has been wired for electricity and water.

ⓘ 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: $916 · $76/mo
• Projected year-2 tax: $1,830 · $152/mo
• Expected delta: +$914/yr (+$76/mo · 99.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $14,116
• − Mortgage interest: −$5,602
• − Property taxes: −$916
• − Insurance: −$500
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$2,909
• Taxable income: $1,931
• Est. tax owed @ 24.0%: −$463
• After-tax cash flow: $2,979/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

1 event — show timeline

• 2025-07-01 Listed $100,000 LERA

Property tax history

-0.3%/yr

Latest (2025): $916 · -40.5% YoY. Source: county tax records.