101 E Commerce St · Gustine, TX 76455

$79,900

3 bd · 1.0 ba · 980 sqft · SingleFamily public records · 41 Days on market

Built 1920 0.48 ac lot $82/sqft · 42% below area Est $137k · 42% under

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Why this score? — see what drove the A- 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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Appreciation +6.8/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Two homes for the price of one! This property features a 2 bedroom, 1 bath home with covered porches alongside a 1 bed, 1 bath casita with a carport. Both homes have metal roofs, updated wiring and plumbing (2011) and washer & dryer hookups! Situated on a corner lot with a 50 amp RV hookup, circle drive, storm shelter, fruit trees & garden area. This place is as practical as it is unique! Being sold AS-IS.

Key facts

• 50 amp rv hookup
• Covered porches
• Updated wiring

Tags

• COVERED PORCHES
• METAL ROOFS
• UPDATED WIRING
• UPDATED PLUMBING
• 50 AMP RV HOOKUP
• CIRCLE DRIVE

Property features AI

Finance

• Other: Property is not attached; Will not subdivide
• Financial info: Listing accepts Cash and Conventional offers; Second mortgage: none
• HOA & community: No association

Exterior

• Parking: Attached carport; Covered parking (1 space); 1-car carport space; Circular driveway
• Utilities: City sewer; City water; Well
• Home design: Single-family residence; One story; Residential property; Built in 1920
• Construction: Metal roof; Pillar/post/pier foundation
• Exterior features: Covered porch(es); Covered patio/porch; RV hookup; Storm cellar; Corner lot

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms (primary bedroom on the main level)
• Flooring: Wood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit cooling; Gas jets heating (no other central heating listed)
• Interior features: Two living areas; One dining area; Window coverings; Other interior details
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,143 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: employment D+, health & safety D+, schools D-.
• Gustine ISD (rural): math 45% / reading 35% proficiency, ranked #730 of 1,141 in TX (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 34 active listings in the ZIP; 4 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($552 loan paydown + $3k appreciation (3.6% local appreciation)).
• Comanche County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.27% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.76%
• DSCR: 1.66
• GRM: 6.6

CMA / ARV

• ARV (median comp): $136,707
• List price: $79,900
• Delta: -41.55%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 S Cotton Belt	0.14mi	3/2.0	1,040 (+6%)	11mo	$169,000	$163	70

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

Projected returns pro-forma

3.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 2.33×
• Total profit: $29,775
• Equity at exit: $38,717

10-year hold

• IRR: 23.1%
• Equity multiple: 4.50×
• Total profit: $78,283
• Equity at exit: $61,935

Cash invested: $22,372 (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 76455

• Home prices YoY: 3.1%
• Active inventory: 34
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,016 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$75 /mo · $904/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $275

Break-even live

Break-even rent $668

Max offer price $79,900

Occupancy floor 68%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $79,900 Active 41 DOM
2. 2026-06-17
   days on market $79,900 Active 40 DOM
3. 2026-06-16
   days on market $79,900 Active 39 DOM
4. 2026-06-15
   days on market $79,900 Active 38 DOM
5. 2026-06-13
   days on market $79,900 Active 36 DOM
6. 2026-06-12
   days on market $79,900 Active 35 DOM
7. 2026-06-09
   days on market $79,900 Active 32 DOM
8. 2026-06-08
   days on market $79,900 Active 31 DOM
9. 2026-06-08
   days on market $79,900 Active 30 DOM
10. 2026-06-05
    days on market $79,900 Active 28 DOM
11. 2026-06-03
    days on market $79,900 Active 26 DOM
12. 2026-06-02
    days on market $79,900 Active 25 DOM
13. 2026-06-01
    days on market $79,900 Active 24 DOM
14. 2026-05-31
    days on market $79,900 Active 23 DOM
15. 2026-05-08
    listed $79,900 Active 417-char remark
16. 2009-01-30
    soldstatus
17. 2009-01-30
    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: $904 · $75/mo
• Projected year-2 tax: $1,462 · $122/mo
• Expected delta: +$558/yr (+$46/mo · 61.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $12,195
• − Mortgage interest: −$4,476
• − Property taxes: −$904
• − Insurance: −$400
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$2,324
• Taxable income: $2,140
• Est. tax owed @ 24.0%: −$514
• After-tax cash flow: $2,789/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: Gustine ISD
• NCES district ID: 4821990
• Math proficiency: 45% ▲ 15.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $43,291
• Composite: 36.3/100
• National rank: #9403
• State rank: #730 of 1141 in TX

Livability — Gustine

• Score: 59/100
• State rank: #1143
• US rank: #20139

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gustine, TX
• Population (ZIP): 675

Population outlook (Comanche County) Hauer SSP2

• Today (2025): 12,214 people
• By 2030: 11,531 · -5.6%
• By 2040: 10,132 · -17.0%
• By 2050: 8,724 · -28.6%
• By 2075: 5,684 · -53.5%
• By 2100: 3,649 · -70.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 29% Two or more races 22%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Italian 7% Portuguese 2% Serbian 1%
• Foreign-born: 15% · Canada, South Korea
• Languages at home: 76% English-only · Spanish 24%

Political lean MEDSL · Comanche

• 2024 margin: Solid R (+74.0) · D 12.7% · R 86.8%
• 2008→2024 swing: -26.5pp toward R · 2008: -47.5pp · 2024: -74.0pp
• All cycles: 2024: R+74.0 2020: R+71.0 2016: R+67.4 2012: R+62.3 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.61%
• Current HPI: 119.1119
• 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

3 events — show timeline

• 2026-05-08 Listed $79,900 NTREIS
• 2009-01-30 Sold (Public Records) — Public Records
• 2009-01-30 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $904 · +9.2% YoY. Source: county tax records.