1104 Avenue S · Hondo, TX 78861

$100,000

2 bd · 1.0 ba · 721 sqft · SingleFamily public records · 276 Days on market

Built 1969 7,013 sqft lot $139/sqft · 19% below area Est $124k · 19% under ↓ 8% 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.4/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1104 Ave S in Hondo! This charming 2-bedroom, 1-bath home offers a cozy and well-kept living space with a durable metal roof and timeless wood-frame construction. Lovingly maintained by its original owner, the property is move-in ready and ideal for a first-time homebuyer or as an investment opportunity. Inside, you'll find comfortable living areas filled with natural light, while outside, a spacious backyard provides plenty of room for gatherings, gardening, or future expansion. A convenient carport adds extra value and protection for your vehicle. Located just minutes from downtown Hondo, this home seamlessly blends small-town charm with convenient access to local shopping, dining, and schools. Don't miss the chance to make this inviting property your own!

Key facts

• Metal roof
• Spacious backyard
• Convenient carport

Tags

• METAL ROOF
• WOOD-FRAME CONSTRUCTION
• SPACIOUS BACKYARD
• CONVENIENT CARPORT
• MINUTES FROM DOWNTOWN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $245 ($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.
• Cap rate 9.2% vs local median 2.5% in Hondo — 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 63/100 on livability (#872 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: schools F, amenities F, commute F.
• Hondo ISD (town): math 35% / reading 36% proficiency, ranked #502 of 826 in TX (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 117 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 $691 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 276 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; 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 276 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 1969 — 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: 1.14% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.52%
• DSCR: 1.47
• GRM: 7.3

CMA / ARV

• ARV (median comp): $123,628
• List price: $100,000
• Delta: -19.11%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2112 15th St	0.31mi	2/1.0	744 (+3%)	2mo	$33,999	$46	79
910 Avenue M	0.43mi	2/1.0	756 (+5%)	19mo	$139,000	$184	56

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-577
• Equity at exit: $14,910

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $19,607
• Equity at exit: $8,646

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 78861

• Home prices YoY: -22.7%
• Active inventory: 117
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$90 /mo · $1,076/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $245

Break-even live

Break-even rent $830

Max offer price $100,000

Occupancy floor 73%

Sensitivity live

Price	-10% $302	-5% $274	+0% $245	+5% $217	+10% $189
Rent	-10% $155	-5% $200	+0% $245	+5% $290	+10% $336
Rate	-1.0pp $296	-0.5pp $271	base $245	+0.5pp $220	+1.0pp $193

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 18 events

1. 2026-06-18
   days on market $100,000 Active 276 DOM
2. 2026-06-17
   days on market $100,000 Active 275 DOM
3. 2026-06-16
   days on market $100,000 Active 274 DOM
4. 2026-06-15
   days on market $100,000 Active 273 DOM
5. 2026-06-13
   days on market $100,000 Active 271 DOM
6. 2026-06-12
   statusdays on market $100,000 Active 270 DOM
7. 2026-06-10
   days on market $100,000 Price Change 267 DOM
8. 2026-06-08
   days on market $100,000 Price Change 266 DOM
9. 2026-06-08
   days on market $100,000 Price Change 265 DOM
10. 2026-06-07
    days on market $100,000 Price Change 264 DOM
11. 2026-06-03
    days on market $100,000 Price Change 261 DOM
12. 2026-06-02
    days on market $100,000 Price Change 260 DOM
13. 2026-06-02
    pricestatus $100,000 Price Change 259 DOM
14. 2026-06-01
    days on market $119,999 Active 259 DOM
15. 2026-05-31
    days on market $119,999 Active 258 DOM
16. 2026-02-08
    price $119,999 788-char remark

    Show marketing remark (788 chars)

    Welcome to 1104 Ave S in Hondo! This charming 2-bedroom, 1-bath home offers a cozy and well-kept living space with a durable metal roof and timeless wood-frame construction. Lovingly maintained by its original owner, the property is move-in ready and ideal for a first-time homebuyer or as an investment opportunity. Inside, you'll find comfortable living areas filled with natural light, while outside, a spacious backyard provides plenty of room for gatherings, gardening, or future expansion. A convenient carport adds extra value and protection for your vehicle. Located just minutes from downtown Hondo, this home seamlessly blends small-town charm with convenient access to local shopping, dining, and schools. Don't miss the chance to make this inviting property your own!

17. 2025-09-15
    listed $129,999 New 788-char remark

    Show marketing remark (788 chars)

    Welcome to 1104 Ave S in Hondo! This charming 2-bedroom, 1-bath home offers a cozy and well-kept living space with a durable metal roof and timeless wood-frame construction. Lovingly maintained by its original owner, the property is move-in ready and ideal for a first-time homebuyer or as an investment opportunity. Inside, you'll find comfortable living areas filled with natural light, while outside, a spacious backyard provides plenty of room for gatherings, gardening, or future expansion. A convenient carport adds extra value and protection for your vehicle. Located just minutes from downtown Hondo, this home seamlessly blends small-town charm with convenient access to local shopping, dining, and schools. Don't miss the chance to make this inviting property your own!

18. 2022-12-20
    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: $1,076 · $90/mo
• Projected year-2 tax: $1,830 · $152/mo
• Expected delta: +$754/yr (+$63/mo · 70.0%)

ⓘ 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 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $13,689
• − Mortgage interest: −$5,602
• − Property taxes: −$1,076
• − Insurance: −$500
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$2,909
• Taxable income: $1,412
• Est. tax owed @ 24.0%: −$339
• After-tax cash flow: $2,606/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: Hondo ISD
• NCES district ID: 4823430
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 36% ▼ -3.00%
• Median HH income: $47,344
• Composite: 30.51/100
• National rank: #6215
• State rank: #502 of 826 in TX

Livability — Hondo

• Score: 63/100
• State rank: #872
• US rank: #15726

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hondo, TX
• Population (ZIP): 13,715

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 49% White 41% Two or more races 19% Black 4%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 76% English-only · Spanish 23%

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: ▼ -61.41%
• Current HPI: 209.0645
• 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

-7.7% since first listed

3 events — show timeline

• 2026-02-08 Price Changed $119,999 LERA
• 2025-09-15 Listed $129,999 LERA
• 2022-12-20 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,076 · +9.4% YoY. Source: county tax records.