107 S Gardner St · Falfurrias, TX 78355

$130,000

1 bd · 1.0 ba · 3,864 sqft · MultiFamily · 119 Days on market

Built 2000 7,500 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

NICE COMMERCIAL BUILDING, 4 UNITS, FIRST UNIT WAS PREVIOUSLY RENTED TO EYE CLINIC IN TOWN, CORNER PROPERTY FROM HWY 285 FRONTAGE, PARKING ON GARDNER STREET AND GOES ALL THE WAY TO WEST MILLER ST. OCCUPY ONE UNIT FOR YOUR BUSINESS AND RENT THE OTHER 3 OUT FOR ADDITIONAL INCOME.

Key facts

• Occupy one unit
• Rented to eye clinic
• Corner property

Tags

• CORNER PROPERTY
• PARKING ON GARDNER STREET
• RENTED TO EYE CLINIC
• OCCUPY ONE UNIT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath multifamily listed at $130k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#242 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Brooks County ISD (town): math 19% / reading 26% proficiency, ranked #776 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 42 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($899 loan paydown + $635 appreciation (0.5% local appreciation)).
• At projected returns (0.5% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.61% ✓
• Cap rate: 22.74%
• Cash-on-cash: 58.75%
• DSCR: 3.61
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.0%
• Equity multiple: 4.10×
• Total profit: $112,764
• Equity at exit: $40,955

10-year hold

• IRR: 62.8%
• Equity multiple: 8.28×
• Total profit: $265,085
• Equity at exit: $51,868

Cash invested: $36,400 (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 78355

• Home prices YoY: 0.6%
• Active inventory: 42
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $3,393 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$713
• Net cashflow: $1,782

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,872	-5% $1,827	+0% $1,782	+5% $1,737	+10% $1,692
Rent	-10% $1,514	-5% $1,648	+0% $1,782	+5% $1,916	+10% $2,050
Rate	-1.0pp $1,848	-0.5pp $1,815	base $1,782	+0.5pp $1,748	+1.0pp $1,714

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,392
Total (4 units)			$3,393

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-01
   days on market $130,000 Active 119 DOM
2. 2026-05-31
   days on market $130,000 Active 118 DOM
3. 2026-05-16
   price $130,000 277-char remark

   Show marketing remark (277 chars)

   NICE COMMERCIAL BUILDING, 4 UNITS, FIRST UNIT WAS PREVIOUSLY RENTED TO EYE CLINIC IN TOWN, CORNER PROPERTY FROM HWY 285 FRONTAGE, PARKING ON GARDNER STREET AND GOES ALL THE WAY TO WEST MILLER ST. OCCUPY ONE UNIT FOR YOUR BUSINESS AND RENT THE OTHER 3 OUT FOR ADDITIONAL INCOME.

4. 2026-04-13
   status Active 277-char remark

   Show marketing remark (277 chars)

   NICE COMMERCIAL BUILDING, 4 UNITS, FIRST UNIT WAS PREVIOUSLY RENTED TO EYE CLINIC IN TOWN, CORNER PROPERTY FROM HWY 285 FRONTAGE, PARKING ON GARDNER STREET AND GOES ALL THE WAY TO WEST MILLER ST. OCCUPY ONE UNIT FOR YOUR BUSINESS AND RENT THE OTHER 3 OUT FOR ADDITIONAL INCOME.

5. 2026-04-10
   status Pending 277-char remark

   Show marketing remark (277 chars)

   NICE COMMERCIAL BUILDING, 4 UNITS, FIRST UNIT WAS PREVIOUSLY RENTED TO EYE CLINIC IN TOWN, CORNER PROPERTY FROM HWY 285 FRONTAGE, PARKING ON GARDNER STREET AND GOES ALL THE WAY TO WEST MILLER ST. OCCUPY ONE UNIT FOR YOUR BUSINESS AND RENT THE OTHER 3 OUT FOR ADDITIONAL INCOME.

6. 2026-01-29
   listed $125,000 Active 277-char remark

   Show marketing remark (277 chars)

   NICE COMMERCIAL BUILDING, 4 UNITS, FIRST UNIT WAS PREVIOUSLY RENTED TO EYE CLINIC IN TOWN, CORNER PROPERTY FROM HWY 285 FRONTAGE, PARKING ON GARDNER STREET AND GOES ALL THE WAY TO WEST MILLER ST. OCCUPY ONE UNIT FOR YOUR BUSINESS AND RENT THE OTHER 3 OUT FOR ADDITIONAL INCOME.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $40,716
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$3,257
• − Management: −$3,257
• − Depreciation: −$3,782
• Taxable income: $20,538
• Est. tax owed @ 24.0%: −$4,929
• After-tax cash flow: $16,456/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: Brooks County ISD
• NCES district ID: 4811580
• Math proficiency: 19% ▼ -16.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $23,562
• Composite: 17.44/100
• National rank: #9064
• State rank: #776 of 826 in TX

Livability — Falfurrias

• Score: 72/100
• State rank: #242
• US rank: #5822

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Falfurrias, TX
• Population (ZIP): 6,843

Population outlook (Brooks County) Hauer SSP2

• Today (2025): 7,122 people
• By 2030: 7,090 · -0.4%
• By 2040: 7,023 · -1.4%
• By 2050: 6,954 · -2.4%
• By 2075: 6,413 · -10.0%
• By 2100: 5,296 · -25.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 38% White 8%
• Hispanic origin (detail): Mexican 82%
• Common ancestry: Lithuanian 5% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 30% English-only · Spanish 70%

Political lean MEDSL · Brooks

• 2024 margin: Lean D (+9.6) · D 54.5% · R 44.8%
• 2008→2024 swing: -42.0pp toward R · 2008: 51.6pp · 2024: 9.6pp
• All cycles: 2024: D+9.6 2020: D+19.0 2016: D+51.0 2012: D+57.4 2008: D+51.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.49%
• Current HPI: 78.6241
• 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

+4.0% since first listed

4 events — show timeline

• 2026-05-16 Price Changed $130,000 HARMLS
• 2026-04-13 Relisted — HARMLS
• 2026-04-10 Pending — HARMLS
• 2026-01-29 Listed $125,000 HARMLS