218 Fm 710 · Ganado, TX 77962

$199,000

4 bd · 2.0 ba · 2,560 sqft · SingleFamily public records · 119 Days on market

Built 1978 1.69 ac lot ↓ 12% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Cash flow +5.9/30.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +0.3/10.0

Listing remarks MLS

Bring your vision—this versatile property is ready for it! Whether you envision a private homestead, event venue, workshop, or business venture, the choice is yours - there are no restrictions. Situated on 1.69 acres, the impressive 40x100 barn has already been framed for a spacious 4-bedroom, 2-bath home and includes electrical wiring in place, giving you a strong head start. The layout features extra-wide hallways and doorways for convenient accessibility and flexibility in design. Attached are three oversized garage bays, perfect for storing equipment, boats, RVs, or recreational vehicles. Additional highlights include a water well, a new aerobic septic system (2020), and a durable reclaimed metal exterior for lasting appeal. Bring your vision and make it your own. Call today to schedule your private tour!

Key facts

• Private homestead
• Event venue
• Business venture

Tags

• PRIVATE HOMESTEAD
• EVENT VENUE
• WORKSHOP
• BUSINESS VENTURE
• 40X100 BARN
• ELECTRICAL WIRING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-386 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (34.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (28.3% below list).
• Recommended offer: $131k (34.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 78/100 on livability (#70 in TX, #2,570 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Ganado ISD (rural): math 43% / reading 39% proficiency, ranked #345 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP.

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (3.4% local appreciation)).
• Jackson County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, 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 119 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $21k (10%) 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,876 (34.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 3.97%
• Cash-on-cash: -8.31%
• DSCR: 0.63
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.07×
• Total profit: $3,817
• Equity at exit: $94,054

10-year hold

• IRR: 4.8%
• Equity multiple: 1.77×
• Total profit: $42,947
• Equity at exit: $148,610

Cash invested: $55,720 (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 77962

• Home prices YoY: 1.8%
• Active inventory: 24
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,426 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$386 /mo · $4,629/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $-386

Break-even live

Break-even rent $1,914

Max offer price $130,876

Occupancy floor —

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $199,000 Active 119 DOM
2. 2026-06-17
   days on market $199,000 Active 118 DOM
3. 2026-06-16
   days on market $199,000 Active 117 DOM
4. 2026-06-15
   days on market $199,000 Active 116 DOM
5. 2026-06-13
   days on market $199,000 Active 114 DOM
6. 2026-06-12
   days on market $199,000 Active 113 DOM
7. 2026-06-09
   days on market $199,000 Active 110 DOM
8. 2026-06-08
   days on market $199,000 Active 109 DOM
9. 2026-06-08
   days on market $199,000 Active 108 DOM
10. 2026-06-05
    days on market $199,000 Active 106 DOM
11. 2026-06-03
    days on market $199,000 Active 104 DOM
12. 2026-06-02
    days on market $199,000 Active 103 DOM
13. 2026-06-01
    days on market $199,000 Active 102 DOM
14. 2026-05-31
    days on market $199,000 Active 101 DOM
15. 2026-03-19
    price $199,000 826-char remark

    Show marketing remark (827 chars)

    Bring your vision—this versatile property is ready for it! Whether you envision a private homestead, event venue, workshop, or business venture, the choice is yours - there are no restrictions. Situated on 1.69 acres, the impressive 40x100 barn has already been framed for a spacious 4-bedroom, 2-bath home and includes electrical wiring in place, giving you a strong head start. The layout features extra-wide hallways and doorways for convenient accessibility and flexibility in design. Attached are three oversized garage bays, perfect for storing equipment, boats, RVs, or recreational vehicles. Additional highlights include a water well, a new aerobic septic system (2020), and a durable reclaimed metal exterior for lasting appeal. Bring your vision and make it your own. Call today to schedule your private tour!

16. 2026-03-19
    price $199,000 827-char remark

    Show marketing remark (827 chars)

    Bring your vision—this versatile property is ready for it! Whether you envision a private homestead, event venue, workshop, or business venture, the choice is yours - there are no restrictions. Situated on 1.69 acres, the impressive 40x100 barn has already been framed for a spacious 4-bedroom, 2-bath home and includes electrical wiring in place, giving you a strong head start. The layout features extra-wide hallways and doorways for convenient accessibility and flexibility in design. Attached are three oversized garage bays, perfect for storing equipment, boats, RVs, or recreational vehicles. Additional highlights include a water well, a new aerobic septic system (2020), and a durable reclaimed metal exterior for lasting appeal. Bring your vision and make it your own. Call today to schedule your private tour!

17. 2026-02-19
    listed $220,000 Active 826-char remark

    Show marketing remark (827 chars)

    Bring your vision—this versatile property is ready for it! Whether you envision a private homestead, event venue, workshop, or business venture, the choice is yours - there are no restrictions. Situated on 1.69 acres, the impressive 40x100 barn has already been framed for a spacious 4-bedroom, 2-bath home and includes electrical wiring in place, giving you a strong head start. The layout features extra-wide hallways and doorways for convenient accessibility and flexibility in design. Attached are three oversized garage bays, perfect for storing equipment, boats, RVs, or recreational vehicles. Additional highlights include a water well, a new aerobic septic system (2020), and a durable reclaimed metal exterior for lasting appeal. Bring your vision and make it your own. Call today to schedule your private tour!

18. 2026-02-19
    listed $220,000 Active 827-char remark

    Show marketing remark (827 chars)

    Bring your vision—this versatile property is ready for it! Whether you envision a private homestead, event venue, workshop, or business venture, the choice is yours - there are no restrictions. Situated on 1.69 acres, the impressive 40x100 barn has already been framed for a spacious 4-bedroom, 2-bath home and includes electrical wiring in place, giving you a strong head start. The layout features extra-wide hallways and doorways for convenient accessibility and flexibility in design. Attached are three oversized garage bays, perfect for storing equipment, boats, RVs, or recreational vehicles. Additional highlights include a water well, a new aerobic septic system (2020), and a durable reclaimed metal exterior for lasting appeal. Bring your vision and make it your own. Call today to schedule your private tour!

19. 2023-04-26
    soldstatus Sold
20. 2023-02-09
    status Pending
21. 2023-02-09
    status Pending
22. 2022-12-27
    price $199,000
23. 2022-12-27
    price $199,000
24. 2022-11-08
    listed $225,000 Active
25. 2022-11-01
    listed $225,000 Active

ⓘ 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: $4,629 · $386/mo
• Projected year-2 tax: $4,629 · $386/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 (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $17,113
• − Mortgage interest: −$11,147
• − Property taxes: −$4,629
• − Insurance: −$995
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$5,789
• Taxable loss: −$8,185
• Est. tax savings @ 24.0%: +$1,964
• After-tax cash flow: $-2,663/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: Ganado ISD
• NCES district ID: 4820310
• Math proficiency: 43% ▲ 2.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $54,618
• Composite: 35.79/100
• National rank: #4838
• State rank: #345 of 826 in TX

Livability — Ganado

• Score: 78/100
• State rank: #70
• US rank: #2570

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,325
• Population (ZIP): 3,325

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 16,579 people
• By 2030: 17,480 · +5.4%
• By 2040: 19,328 · +16.6%
• By 2050: 21,182 · +27.8%
• By 2075: 25,781 · +55.5%
• By 2100: 28,184 · +70.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 51% Hispanic / Latino 42% Two or more races 17% Black 5%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Lithuanian 2% Hungarian 2% Romanian 1%
• Foreign-born: 11% · Canada, China
• Languages at home: 69% English-only · Spanish 29% Russian/Polish/Slavic 1% Chinese 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+70.8) · D 14.3% · R 85.1%
• 2008→2024 swing: -22.9pp toward R · 2008: -47.9pp · 2024: -70.8pp
• All cycles: 2024: R+70.8 2020: R+66.2 2016: R+63.7 2012: R+56.5 2008: R+47.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.41%
• Current HPI: 193.3816
• 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

-11.6% since first listed

11 events — show timeline

• 2026-03-19 Price Changed $199,000 HARMLS
• 2026-03-19 Price Changed $199,000 CTXMLS
• 2026-02-19 Listed $220,000 CTXMLS
• 2026-02-19 Listed $220,000 HARMLS
• 2023-04-26 Sold (MLS) — HARMLS
• 2023-02-09 Pending — HARMLS
• 2023-02-09 Pending — CTXMLS
• 2022-12-27 Price Changed $199,000 HARMLS
• 2022-12-27 Price Changed $199,000 CTXMLS
• 2022-11-08 Listed $225,000 CTXMLS
• 2022-11-01 Listed $225,000 HARMLS

Property tax history

+38.8%/yr

Latest (2025): $4,629 · +3.2% YoY. Source: county tax records.