897 Zig Zag · Devine, TX 78016

$109,900

4 bd · 1.0 ba · 1,369 sqft · SingleFamily public records · 277 Days on market

Built 1950 0.31 ac lot ↓ 45% since listing

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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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent Investment Opportunity - 897 Zig Zag, Devine, TX Welcome to 897 Zig Zag, a rare and valuable duplex property located in the heart of Devine, TX-an area where multi-family opportunities are few and far between. This income-producing gem sits on a nearly 1/3-acre lot, offering plenty of space and a sense of privacy for tenants. Both units are currently vacant and move-in ready, making this an ideal opportunity for investors looking to start earning rental income immediately or even live in one unit while leasing the other. With a functional layout and a quiet location, this duplex is perfectly suited for long-term tenants in a community with strong rental demand. Just minutes fro

Key facts

• Nearly 1/3-acre lot
• Move-in ready
• Duplex property

Tags

• DUPLEX PROPERTY
• INCOME PRODUCING
• NEARLY 1/3-ACRE LOT
• MOVE-IN READY
• FUNCTIONAL LAYOUT
• QUIET LOCATION

Property features AI

Finance

• Other: Property offered for sale; 0% reported vacancy rate
• Financial info: Down payment assistance resources available (DPR: yes); Gross/net income and operating expense reported as $0

Exterior

• Parking: Unit 1: 2 parking spaces (street parking); Unit 2: 2 parking spaces (street parking)
• Utilities: Separate electric meters; Separate water meters; Other water/sewer information available
• Home design: 2 total units (duplex or multi-family); Approximate age: 75 years
• Construction: Metal roof; Slab foundation
• Exterior features: Stone/rock exterior; Wood exterior; Lot in Devine subdivision

Interior

• Kitchen: Oven/stove in both units
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 2 bedrooms
• Flooring: Wood flooring
• Bathrooms: Unit 1: 2 full bathrooms; Unit 2: 2 full bathrooms
• Heating & cooling: Electric heat; Window/wall A/C
• Interior features: Wood floors throughout; Other heating system (see remarks); Window/wall air conditioning
• Laundry & utility: Washer and dryer connections in both units

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 $172 ($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: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 2.2% in Devine — 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 62/100 on livability (#954 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-; Watch: housing D, amenities F, commute F.
• Devine ISD (town): math 35% / reading 44% proficiency, ranked #420 of 826 in TX (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Devine Intermediate School (math 39% / reading 47%, grade F, #1,283 of 4,322 statewide, top 30%, 432 students, 61% FRL); Devine H S (math 32% / reading 47%, grade F, #821 of 1,632 statewide, top 53%, 577 students, 46% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 143 active listings in the ZIP; 102 units permitted in Medina County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Medina County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 277 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $90k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 80% 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 $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 277 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.24% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.59%
• DSCR: 1.52
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $229,992
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Renfro Dr	0.16mi	3/2.0 (-1)	1,460 (+7%)	1mo	$90,000	$62	71
615 Mcannely	0.26mi	3/2.0 (-1)	1,351 (-1%)	9mo	$239,000	$177	69
705 N Windy Knl	0.69mi	3/2.0 (-1)	1,356 (-1%)	7mo	$99,000	$73	52
306 N Washington Dr	0.63mi	3/2.0 (-1)	1,282 (-6%)	15mo	$215,000	$168	38
1203 W Hondo Ave	0.63mi	3/2.0 (-1)	1,164 (-15%)	16mo	$233,000	$200	23

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-6,752
• Equity at exit: $16,386

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $8,655
• Equity at exit: $9,502

Cash invested: $30,772 (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 78016

• Home prices YoY: -13.1%
• Active inventory: 143
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,358 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$154 /mo · $1,845/yr
• Insurance: −$46
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $172

Break-even live

Break-even rent $1,141

Max offer price $109,900

Occupancy floor 82%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-04-30
   status Pending
2. 2026-04-21
   price $109,900
3. 2026-04-17
   status Back on Market
4. 2026-04-14
   status Pending
5. 2026-03-25
   price $119,900
6. 2026-02-19
   price $129,900
7. 2026-01-14
   price $139,900
8. 2025-12-09
   price $149,900
9. 2025-11-11
   price $155,000
10. 2025-10-16
    price $160,000
11. 2025-09-10
    price $180,000
12. 2025-08-29
    price $185,000
13. 2025-07-23
    listed $199,900 New
14. 2018-02-06
    soldstatus
15. 2018-01-29
    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: $1,845 · $154/mo
• Projected year-2 tax: $2,011 · $168/mo
• Expected delta: +$167/yr (+$14/mo · 9.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone A · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 22 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: $16,298
• − Mortgage interest: −$6,156
• − Property taxes: −$1,845
• − Insurance: −$2,052
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$3,197
• Taxable income: $441
• Est. tax owed @ 24.0%: −$106
• After-tax cash flow: $1,957/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: Devine ISD
• NCES district ID: 4816950
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $49,550
• Composite: 34.0/100
• National rank: #5318
• State rank: #420 of 826 in TX

Livability — Devine

• Score: 62/100
• State rank: #954
• US rank: #16978

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,302

Population outlook (Medina County) Hauer SSP2

• Today (2025): 54,332 people
• By 2030: 57,250 · +5.4%
• By 2040: 62,563 · +15.1%
• By 2050: 67,386 · +24.0%
• By 2075: 79,538 · +46.4%
• By 2100: 84,624 · +55.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (53%)
• Race & ethnicity: Hispanic / Latino 53% White 44% Two or more races 24% Black 2%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Lithuanian 2% Portuguese 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 77% English-only · Spanish 22% German/W. Germanic 1%

Political lean MEDSL · Medina

• 2024 margin: Solid R (+42.8) · D 28.2% · R 71.0%
• 2008→2024 swing: -8.9pp toward R · 2008: -33.9pp · 2024: -42.8pp
• All cycles: 2024: R+42.8 2020: R+39.2 2016: R+43.2 2012: R+39.2 2008: R+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.45%
• Current HPI: 222.0587
• 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

-45.0% since first listed

15 events — show timeline

• 2026-04-30 Pending — LERA
• 2026-04-21 Price Changed $109,900 LERA
• 2026-04-17 Relisted — LERA
• 2026-04-14 Pending — LERA
• 2026-03-25 Price Changed $119,900 LERA
• 2026-02-19 Price Changed $129,900 LERA
• 2026-01-14 Price Changed $139,900 LERA
• 2025-12-09 Price Changed $149,900 LERA
• 2025-11-11 Price Changed $155,000 LERA
• 2025-10-16 Price Changed $160,000 LERA
• 2025-09-10 Price Changed $180,000 LERA
• 2025-08-29 Price Changed $185,000 LERA
• 2025-07-23 Listed $199,900 LERA
• 2018-02-06 Sold (Public Records) — Public Records
• 2018-01-29 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,845 · +1.0% YoY. Source: county tax records.