524 E ST · Floresville, TX 78114-2517

$110,000

3 bd · 2.0 ba · 1,574 sqft · SingleFamily public records · 521 Days on market

Built 1955 0.41 ac lot $70/sqft · 60% below area ↓ 15% since listing

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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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PROJECT 2025 IS HERE !! LOOKING FOR AN INVESTMENT PROPERTY TO FLIP OR TURN INTO RENTAL INCOME, LOOK NO FURTHER THAN FLORESVILLE, TEXAS ! NEW AC AND PLUMBING IN 2021, ROOF 8 YEARS OLD,NEW WATER HEATER IN 2024. DOUBLE PANE WINDOWS. ALL THAT'S MISSING IS YOU AND A LIL' ELBOW GREASE TO CONCLUDE THE JOURNEY ! NICE OVERSIZED BACK YARD,LOCATED AT END OF THE STREET SO NO THRU TRAFFIC AND A QUIET NEIGHBORHOOD. PRICED TO SELL !! THAT DREAM IS NOW A REALITY !

Key facts

• New plumbing
• New water heater
• Double pane windows

Tags

• NEW AC
• NEW PLUMBING
• NEW WATER HEATER
• DOUBLE PANE WINDOWS
• OVERSIZED BACK YARD
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 2.0% in Floresville — 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 65/100 on livability (#681 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, health & safety D+, amenities F.
• Floresville ISD (town): math 32% / reading 36% proficiency, ranked #504 of 826 in TX (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 135 units permitted in Wilson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• Wilson County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 521 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 521 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.43% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.53%
• DSCR: 1.60
• GRM: 5.8

CMA / ARV

• ARV (median comp): $276,409
• List price: $110,000
• Delta: -60.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 F St	0.20mi	3/1.5	1,636 (+4%)	1mo	$265,000	$162	81
1802 Chestnut	0.21mi	3/2.0	1,667 (+6%)	10mo	$295,000	$177	72
1901 3rd St	0.61mi	3/1.5	1,569 (-0%)	8mo	$340,000	$217	62
1001 F St	0.34mi	4/2.0 (+1)	1,708 (+8%)	15mo	$200,000	$117	52
1906 Arrowhead St	0.48mi	3/3.0	1,641 (+4%)	22mo	$325,000	$198	48
1305 5th	0.63mi	3/2.0	1,736 (+10%)	8mo	$220,000	$127	47
1305 F St	0.64mi	2/1.0 (-1)	1,759 (+12%)	23mo	$225,000	$128	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: 20.2%
• Equity multiple: 2.15×
• Total profit: $35,479
• Equity at exit: $49,461

10-year hold

• IRR: 21.4%
• Equity multiple: 4.10×
• Total profit: $95,460
• Equity at exit: $76,225

Cash invested: $30,800 (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 78114-2517

• Active inventory: 1
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,570 high
• Mortgage (P&I): −$577
• Tax from tax record: −$271 /mo · $3,248/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $347

Break-even live

Break-even rent $1,131

Max offer price $110,000

Occupancy floor 73%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1005 3rd St Floresville, TX	3.0	2.0	1198	$1,550	$1.29	1d	1	0.68mi
386 Paloma Dr Floresville, TX	1.0–3.0	1.0–2.0	1042	$1,600	$1.54	1d	19	0.81mi
925 6th St Floresville, TX	4.0	1.0	1329	$1,850	$1.39	10d	1	0.90mi
905 4th St Floresville, TX	2.0	1.0	1310	$1,200	$0.92	43d	1	0.90mi
1408 8th St Floresville, TX	3.0	1.5	1262	$1,500	$1.19	1d	1	0.93mi
1224 Plum St Floresville, TX	3.0	2.0	1450	$1,723	$1.19	4d	1	1.18mi
809 8th St Floresville, TX	3.0	1.0	1197	$1,600	$1.34	23d	1	1.22mi

Listing history 25 events

1. 2026-06-18
   days on market $110,000 Active 521 DOM
2. 2026-06-17
   days on market $110,000 Active 520 DOM
3. 2026-06-16
   days on market $110,000 Active 519 DOM
4. 2026-06-15
   days on market $110,000 Active 518 DOM
5. 2026-06-13
   days on market $110,000 Active 516 DOM
6. 2026-06-09
   days on market $110,000 Active 512 DOM
7. 2026-06-08
   days on market $110,000 Active 511 DOM
8. 2026-06-07
   days on market $110,000 Active 510 DOM
9. 2026-06-04
   days on market $110,000 Active 507 DOM
10. 2026-06-03
    days on market $110,000 Active 506 DOM
11. 2026-06-02
    days on market $110,000 Active 505 DOM
12. 2026-06-01
    days on market $110,000 Active 504 DOM
13. 2026-05-31
    days on market $110,000 Active 503 DOM
14. 2026-03-20
    price $110,000 453-char remark

    Show marketing remark (453 chars)

    PROJECT 2025 IS HERE !! LOOKING FOR AN INVESTMENT PROPERTY TO FLIP OR TURN INTO RENTAL INCOME, LOOK NO FURTHER THAN FLORESVILLE, TEXAS ! NEW AC AND PLUMBING IN 2021, ROOF 8 YEARS OLD,NEW WATER HEATER IN 2024. DOUBLE PANE WINDOWS. ALL THAT'S MISSING IS YOU AND A LIL' ELBOW GREASE TO CONCLUDE THE JOURNEY ! NICE OVERSIZED BACK YARD,LOCATED AT END OF THE STREET SO NO THRU TRAFFIC AND A QUIET NEIGHBORHOOD. PRICED TO SELL !! THAT DREAM IS NOW A REALITY !

15. 2026-03-18
    status Back on Market 453-char remark

    Show marketing remark (453 chars)

    PROJECT 2025 IS HERE !! LOOKING FOR AN INVESTMENT PROPERTY TO FLIP OR TURN INTO RENTAL INCOME, LOOK NO FURTHER THAN FLORESVILLE, TEXAS ! NEW AC AND PLUMBING IN 2021, ROOF 8 YEARS OLD,NEW WATER HEATER IN 2024. DOUBLE PANE WINDOWS. ALL THAT'S MISSING IS YOU AND A LIL' ELBOW GREASE TO CONCLUDE THE JOURNEY ! NICE OVERSIZED BACK YARD,LOCATED AT END OF THE STREET SO NO THRU TRAFFIC AND A QUIET NEIGHBORHOOD. PRICED TO SELL !! THAT DREAM IS NOW A REALITY !

16. 2026-03-11
    historical Active Option 453-char remark

    Show marketing remark (453 chars)

    PROJECT 2025 IS HERE !! LOOKING FOR AN INVESTMENT PROPERTY TO FLIP OR TURN INTO RENTAL INCOME, LOOK NO FURTHER THAN FLORESVILLE, TEXAS ! NEW AC AND PLUMBING IN 2021, ROOF 8 YEARS OLD,NEW WATER HEATER IN 2024. DOUBLE PANE WINDOWS. ALL THAT'S MISSING IS YOU AND A LIL' ELBOW GREASE TO CONCLUDE THE JOURNEY ! NICE OVERSIZED BACK YARD,LOCATED AT END OF THE STREET SO NO THRU TRAFFIC AND A QUIET NEIGHBORHOOD. PRICED TO SELL !! THAT DREAM IS NOW A REALITY !

17. 2026-02-26
    status Back on Market 453-char remark

    Show marketing remark (453 chars)

    PROJECT 2025 IS HERE !! LOOKING FOR AN INVESTMENT PROPERTY TO FLIP OR TURN INTO RENTAL INCOME, LOOK NO FURTHER THAN FLORESVILLE, TEXAS ! NEW AC AND PLUMBING IN 2021, ROOF 8 YEARS OLD,NEW WATER HEATER IN 2024. DOUBLE PANE WINDOWS. ALL THAT'S MISSING IS YOU AND A LIL' ELBOW GREASE TO CONCLUDE THE JOURNEY ! NICE OVERSIZED BACK YARD,LOCATED AT END OF THE STREET SO NO THRU TRAFFIC AND A QUIET NEIGHBORHOOD. PRICED TO SELL !! THAT DREAM IS NOW A REALITY !

18. 2026-02-06
    historical Active Option 453-char remark

    Show marketing remark (453 chars)

    PROJECT 2025 IS HERE !! LOOKING FOR AN INVESTMENT PROPERTY TO FLIP OR TURN INTO RENTAL INCOME, LOOK NO FURTHER THAN FLORESVILLE, TEXAS ! NEW AC AND PLUMBING IN 2021, ROOF 8 YEARS OLD,NEW WATER HEATER IN 2024. DOUBLE PANE WINDOWS. ALL THAT'S MISSING IS YOU AND A LIL' ELBOW GREASE TO CONCLUDE THE JOURNEY ! NICE OVERSIZED BACK YARD,LOCATED AT END OF THE STREET SO NO THRU TRAFFIC AND A QUIET NEIGHBORHOOD. PRICED TO SELL !! THAT DREAM IS NOW A REALITY !

19. 2026-01-07
    price $128,000 453-char remark

    Show marketing remark (453 chars)

    PROJECT 2025 IS HERE !! LOOKING FOR AN INVESTMENT PROPERTY TO FLIP OR TURN INTO RENTAL INCOME, LOOK NO FURTHER THAN FLORESVILLE, TEXAS ! NEW AC AND PLUMBING IN 2021, ROOF 8 YEARS OLD,NEW WATER HEATER IN 2024. DOUBLE PANE WINDOWS. ALL THAT'S MISSING IS YOU AND A LIL' ELBOW GREASE TO CONCLUDE THE JOURNEY ! NICE OVERSIZED BACK YARD,LOCATED AT END OF THE STREET SO NO THRU TRAFFIC AND A QUIET NEIGHBORHOOD. PRICED TO SELL !! THAT DREAM IS NOW A REALITY !

20. 2025-08-25
    status Back on Market 453-char remark

    Show marketing remark (453 chars)

    PROJECT 2025 IS HERE !! LOOKING FOR AN INVESTMENT PROPERTY TO FLIP OR TURN INTO RENTAL INCOME, LOOK NO FURTHER THAN FLORESVILLE, TEXAS ! NEW AC AND PLUMBING IN 2021, ROOF 8 YEARS OLD,NEW WATER HEATER IN 2024. DOUBLE PANE WINDOWS. ALL THAT'S MISSING IS YOU AND A LIL' ELBOW GREASE TO CONCLUDE THE JOURNEY ! NICE OVERSIZED BACK YARD,LOCATED AT END OF THE STREET SO NO THRU TRAFFIC AND A QUIET NEIGHBORHOOD. PRICED TO SELL !! THAT DREAM IS NOW A REALITY !

21. 2025-08-21
    status Pending 453-char remark

    Show marketing remark (453 chars)

    PROJECT 2025 IS HERE !! LOOKING FOR AN INVESTMENT PROPERTY TO FLIP OR TURN INTO RENTAL INCOME, LOOK NO FURTHER THAN FLORESVILLE, TEXAS ! NEW AC AND PLUMBING IN 2021, ROOF 8 YEARS OLD,NEW WATER HEATER IN 2024. DOUBLE PANE WINDOWS. ALL THAT'S MISSING IS YOU AND A LIL' ELBOW GREASE TO CONCLUDE THE JOURNEY ! NICE OVERSIZED BACK YARD,LOCATED AT END OF THE STREET SO NO THRU TRAFFIC AND A QUIET NEIGHBORHOOD. PRICED TO SELL !! THAT DREAM IS NOW A REALITY !

22. 2025-08-08
    historical Active Option 453-char remark

    Show marketing remark (453 chars)

    PROJECT 2025 IS HERE !! LOOKING FOR AN INVESTMENT PROPERTY TO FLIP OR TURN INTO RENTAL INCOME, LOOK NO FURTHER THAN FLORESVILLE, TEXAS ! NEW AC AND PLUMBING IN 2021, ROOF 8 YEARS OLD,NEW WATER HEATER IN 2024. DOUBLE PANE WINDOWS. ALL THAT'S MISSING IS YOU AND A LIL' ELBOW GREASE TO CONCLUDE THE JOURNEY ! NICE OVERSIZED BACK YARD,LOCATED AT END OF THE STREET SO NO THRU TRAFFIC AND A QUIET NEIGHBORHOOD. PRICED TO SELL !! THAT DREAM IS NOW A REALITY !

23. 2025-05-02
    price $129,000 453-char remark

    Show marketing remark (453 chars)

    PROJECT 2025 IS HERE !! LOOKING FOR AN INVESTMENT PROPERTY TO FLIP OR TURN INTO RENTAL INCOME, LOOK NO FURTHER THAN FLORESVILLE, TEXAS ! NEW AC AND PLUMBING IN 2021, ROOF 8 YEARS OLD,NEW WATER HEATER IN 2024. DOUBLE PANE WINDOWS. ALL THAT'S MISSING IS YOU AND A LIL' ELBOW GREASE TO CONCLUDE THE JOURNEY ! NICE OVERSIZED BACK YARD,LOCATED AT END OF THE STREET SO NO THRU TRAFFIC AND A QUIET NEIGHBORHOOD. PRICED TO SELL !! THAT DREAM IS NOW A REALITY !

24. 2025-01-09
    listed $130,000 New 453-char remark

    Show marketing remark (453 chars)

    PROJECT 2025 IS HERE !! LOOKING FOR AN INVESTMENT PROPERTY TO FLIP OR TURN INTO RENTAL INCOME, LOOK NO FURTHER THAN FLORESVILLE, TEXAS ! NEW AC AND PLUMBING IN 2021, ROOF 8 YEARS OLD,NEW WATER HEATER IN 2024. DOUBLE PANE WINDOWS. ALL THAT'S MISSING IS YOU AND A LIL' ELBOW GREASE TO CONCLUDE THE JOURNEY ! NICE OVERSIZED BACK YARD,LOCATED AT END OF THE STREET SO NO THRU TRAFFIC AND A QUIET NEIGHBORHOOD. PRICED TO SELL !! THAT DREAM IS NOW A REALITY !

25. 1999-11-04
    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: $3,248 · $271/mo
• Projected year-2 tax: $3,248 · $271/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥110°F today · 17 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: $18,845
• − Mortgage interest: −$6,162
• − Property taxes: −$3,248
• − Insurance: −$550
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$3,200
• Taxable income: $2,671
• Est. tax owed @ 24.0%: −$641
• After-tax cash flow: $3,527/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: Floresville ISD
• NCES district ID: 4819350
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $59,736
• Composite: 30.44/100
• National rank: #6234
• State rank: #504 of 826 in TX

Livability — Floresville

• Score: 65/100
• State rank: #681
• US rank: #12747

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Floresville, TX

Population outlook (Wilson County) Hauer SSP2

• Today (2025): 58,434 people
• By 2030: 63,912 · +9.4%
• By 2040: 74,704 · +27.8%
• By 2050: 85,024 · +45.5%
• By 2075: 111,025 · +90.0%
• By 2100: 126,692 · +116.8%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-15.4% since first listed

12 events — show timeline

• 2026-03-20 Price Changed $110,000 LERA
• 2026-03-18 Relisted — LERA
• 2026-03-11 Contingent — LERA
• 2026-02-26 Relisted — LERA
• 2026-02-06 Contingent — LERA
• 2026-01-07 Price Changed $128,000 LERA
• 2025-08-25 Relisted — LERA
• 2025-08-21 Pending — LERA
• 2025-08-08 Contingent — LERA
• 2025-05-02 Price Changed $129,000 LERA
• 2025-01-09 Listed $130,000 LERA
• 1999-11-04 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,248 · +6.0% YoY. Source: county tax records.