600 W Saint Marys St · Mathis, TX 78368

$108,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 98 Days on market

Built 1971 6,875 sqft lot $102/sqft · 27% above area Est $88k · 23% over

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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 +20.3/30.0
• Appreciation +7.2/10.0
• DSCR +6.5/10.0
• 1% rule +6.2/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Three-bedroom one bath home located on a corner lot in Mathis, TX. The interior features over 1,000 square feet of living space with an open layout and granite countertops. Exterior offers a fenced yard with a concrete patio in the backyard.

Key facts

• Fenced yard
• Concrete patio
• Granite countertops

Tags

• CORNER LOT
• FENCED YARD
• CONCRETE PATIO
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $98k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#622 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Mathis ISD (town): math 29% / reading 42% proficiency, ranked #528 of 826 in TX (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 110 active listings in the ZIP; 344 units permitted in San Patricio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($747 loan paydown + $5k appreciation (4.4% local appreciation)).
• San Patricio County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $27k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,280 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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: 1.12% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 7.4

CMA / ARV

• ARV (median comp): $87,713
• List price: $108,000
• Delta: 23.13%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
918 N Live Oak St	0.69mi	3/1.0	1,040 (-2%)	8mo	$22,320	$21	59

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

Projected returns pro-forma

4.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 1.99×
• Total profit: $30,083
• Equity at exit: $57,235

10-year hold

• IRR: 16.9%
• Equity multiple: 3.82×
• Total profit: $85,319
• Equity at exit: $95,645

Cash invested: $30,240 (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 78368

• Home prices YoY: 4.7%
• Active inventory: 110
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,214 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$208 /mo · $2,500/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $139

Break-even live

Break-even rent $1,038

Max offer price $108,000

Occupancy floor 84%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $108,000 Active 98 DOM
2. 2026-06-17
   days on market $108,000 Active 97 DOM
3. 2026-06-16
   days on market $108,000 Active 96 DOM
4. 2026-06-15
   days on market $108,000 Active 95 DOM
5. 2026-06-15
   days on market $108,000 Active 94 DOM
6. 2026-06-13
   days on market $108,000 Active 93 DOM
7. 2026-06-12
   days on market $108,000 Active 92 DOM
8. 2026-06-10
   days on market $108,000 Active 89 DOM
9. 2026-06-08
   days on market $108,000 Active 88 DOM
10. 2026-06-08
    days on market $108,000 Active 87 DOM
11. 2026-06-05
    days on market $108,000 Active 85 DOM
12. 2026-06-03
    pricedays on market $108,000 Active 83 DOM
13. 2026-06-02
    days on market $124,200 Active 82 DOM
14. 2026-06-01
    days on market $124,200 Active 81 DOM
15. 2026-05-31
    days on market $124,200 Active 80 DOM
16. 2026-04-30
    price $124,200 241-char remark

    Show marketing remark (241 chars)

    Three-bedroom one bath home located on a corner lot in Mathis, TX. The interior features over 1,000 square feet of living space with an open layout and granite countertops. Exterior offers a fenced yard with a concrete patio in the backyard.

17. 2026-03-11
    listed $135,000 Active 241-char remark

    Show marketing remark (241 chars)

    Three-bedroom one bath home located on a corner lot in Mathis, TX. The interior features over 1,000 square feet of living space with an open layout and granite countertops. Exterior offers a fenced yard with a concrete patio in the backyard.

18. 2024-04-25
    soldstatus
19. 2023-08-14
    soldstatus Closed 214-char remark

    Show marketing remark (214 chars)

    Two-bedroom one bathroom home situated on a corner lot. The interior features a large kitchen with plenty of cabinet space. Large bedroom and living room interior space. Just 5minutes away from Lake Corpus Christi.

20. 2023-08-09
    status Pending 214-char remark

    Show marketing remark (214 chars)

    Two-bedroom one bathroom home situated on a corner lot. The interior features a large kitchen with plenty of cabinet space. Large bedroom and living room interior space. Just 5minutes away from Lake Corpus Christi.

21. 2023-07-28
    historical Active Under Contract 214-char remark

    Show marketing remark (214 chars)

    Two-bedroom one bathroom home situated on a corner lot. The interior features a large kitchen with plenty of cabinet space. Large bedroom and living room interior space. Just 5minutes away from Lake Corpus Christi.

22. 2023-06-23
    listed $34,900 Active 214-char remark

    Show marketing remark (214 chars)

    Two-bedroom one bathroom home situated on a corner lot. The interior features a large kitchen with plenty of cabinet space. Large bedroom and living room interior space. Just 5minutes away from Lake Corpus Christi.

23. 2022-08-18
    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: $2,500 · $208/mo
• Projected year-2 tax: $2,500 · $208/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $14,564
• − Mortgage interest: −$6,050
• − Property taxes: −$2,500
• − Insurance: −$540
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$3,142
• Taxable income: $2
• Est. tax owed @ 24.0%: −$0
• After-tax cash flow: $1,668/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: Mathis ISD
• NCES district ID: 4829400
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $36,954
• Composite: 29.47/100
• National rank: #6509
• State rank: #528 of 826 in TX

Livability — Mathis

• Score: 66/100
• State rank: #622
• US rank: #11847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mathis, TX
• Population (ZIP): 9,474

Population outlook (San Patricio County) Hauer SSP2

• Today (2025): 75,538 people
• By 2030: 79,575 · +5.3%
• By 2040: 87,670 · +16.1%
• By 2050: 96,107 · +27.2%
• By 2075: 117,984 · +56.2%
• By 2100: 130,010 · +72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 33% Two or more races 32%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Romanian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 60% English-only · Spanish 39%

Political lean MEDSL · San Patricio

• 2024 margin: Solid R (+36.4) · D 31.4% · R 67.8%
• 2008→2024 swing: -19.8pp toward R · 2008: -16.6pp · 2024: -36.4pp
• All cycles: 2024: R+36.4 2020: R+29.1 2016: R+24.1 2012: R+20.6 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.39%
• Current HPI: 98.6577
• 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

+255.9% since first listed

8 events — show timeline

• 2026-04-30 Price Changed $124,200 CBMLS
• 2026-03-11 Listed $135,000 CBMLS
• 2024-04-25 Sold (Public Records) — Public Records
• 2023-08-14 Sold (MLS) — CBMLS
• 2023-08-09 Pending — CBMLS
• 2023-07-28 Contingent — CBMLS
• 2023-06-23 Listed $34,900 CBMLS
• 2022-08-18 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,500 · +60.2% YoY. Source: county tax records.