820 Empire St · El Campo, TX 77437

$67,000

3 bd · 1.0 ba · 1,610 sqft · SingleFamily public records · 492 Days on market

Built 1930 7,801 sqft lot $42/sqft · 65% below area

---

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
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is located in a stable neighborhood within walking distance of three ESISD school campus's. Church's, Medical facilities as well as retail activities are also close by!

Key facts

• 7,801 sq ft lot
• Built 1930
• Listed 491 days

Tags

• WALKING DISTANCE TO SCHOOLS
• CLOSE TO MEDICAL FACILITIES
• CLOSE TO RETAIL ACTIVITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 3.2% in El Campo — 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 73/100 on livability (#204 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, crime D-.
• El Campo ISD (town): math 44% / reading 38% proficiency, ranked #387 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 154 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 191 units permitted in Wharton County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $463 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 492 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $33k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $58,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 492 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 1930 — 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 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?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.67% ✓
• Cap rate: 12.89%
• Cash-on-cash: 23.55%
• DSCR: 2.05
• GRM: 5.0

CMA / ARV

• ARV (median comp): $190,425
• List price: $67,000
• Delta: -64.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
821 Empire St	0.05mi	3/2.0	1,780 (+11%)	6mo	$289,900	$163	71
921 Roberts St	0.16mi	3/2.0	1,767 (+10%)	6mo	$139,999	$79	67
502 Elm St	0.26mi	3/2.0	1,677 (+4%)	13mo	$285,000	$170	66
1738 Lantana Ln	0.63mi	3/2.5	1,617 (+0%)	0mo	$299,900	$185	63
407 Ash	0.27mi	3/2.0	1,677 (+4%)	16mo	$275,000	$164	63
1002 Alvin St	0.47mi	3/1.5	1,720 (+7%)	12mo	$175,000	$102	54
1205 Heights St	0.63mi	4/2.0 (+1)	1,544 (-4%)	3mo	$204,970	$133	52
1402 W Norris	0.58mi	3/2.0	1,484 (-8%)	7mo	$159,000	$107	50
502 Avenue G	0.44mi	3/2.0	1,839 (+14%)	5mo	$232,000	$126	48
801 Erin St	0.40mi	2/1.0 (-1)	1,395 (-13%)	11mo	$130,000	$93	45
2107 Sue St	0.70mi	3/2.0	1,690 (+5%)	16mo	$287,000	$170	42
401 E Church St	0.74mi	4/2.0 (+1)	1,500 (-7%)	7mo	$159,000	$106	39

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: 16.7%
• Equity multiple: 1.67×
• Total profit: $12,643
• Equity at exit: $9,990

10-year hold

• IRR: 25.3%
• Equity multiple: 3.21×
• Total profit: $41,408
• Equity at exit: $5,793

Cash invested: $18,760 (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 77437

• Home prices YoY: -33.6%
• Active inventory: 154
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,121 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$138 /mo · $1,658/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $368

Break-even live

Break-even rent $655

Max offer price $67,000

Occupancy floor 62%

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001 Avenue F Unit F El Campo, TX	2.0	1.0	1125	$1,121	$1.00	44d	1	0.56mi

Listing history 26 events

1. 2026-06-19
   days on market $67,000 Active 492 DOM
2. 2026-06-18
   days on market $67,000 Active 491 DOM
3. 2026-06-17
   days on market $67,000 Active 490 DOM
4. 2026-06-16
   days on market $67,000 Active 489 DOM
5. 2026-06-15
   days on market $67,000 Active 488 DOM
6. 2026-06-14
   days on market $67,000 Active 486 DOM
7. 2026-06-12
   days on market $67,000 Active 485 DOM
8. 2026-06-09
   days on market $67,000 Active 482 DOM
9. 2026-06-08
   days on market $67,000 Active 481 DOM
10. 2026-06-07
    days on market $67,000 Active 480 DOM
11. 2026-06-07
    days on market $67,000 Active 479 DOM
12. 2026-06-03
    days on market $67,000 Active 476 DOM
13. 2026-06-02
    days on market $67,000 Active 475 DOM
14. 2026-06-01
    days on market $67,000 Active 474 DOM
15. 2026-05-31
    days on market $67,000 Active 473 DOM
16. 2026-05-30
    days on market $67,000 Active 472 DOM
17. 2026-05-19
    price $67,000 178-char remark

    Show marketing remark (178 chars)

    This home is located in a stable neighborhood within walking distance of three ESISD school campus's. Church's, Medical facilities as well as retail activities are also close by!

18. 2025-08-29
    price $69,500 178-char remark

    Show marketing remark (178 chars)

    This home is located in a stable neighborhood within walking distance of three ESISD school campus's. Church's, Medical facilities as well as retail activities are also close by!

19. 2025-07-28
    price $70,000 178-char remark

    Show marketing remark (178 chars)

    This home is located in a stable neighborhood within walking distance of three ESISD school campus's. Church's, Medical facilities as well as retail activities are also close by!

20. 2025-06-15
    price $79,900 178-char remark

    Show marketing remark (178 chars)

    This home is located in a stable neighborhood within walking distance of three ESISD school campus's. Church's, Medical facilities as well as retail activities are also close by!

21. 2025-05-23
    price $82,500 178-char remark

    Show marketing remark (178 chars)

    This home is located in a stable neighborhood within walking distance of three ESISD school campus's. Church's, Medical facilities as well as retail activities are also close by!

22. 2025-05-07
    price $87,500 178-char remark

    Show marketing remark (178 chars)

    This home is located in a stable neighborhood within walking distance of three ESISD school campus's. Church's, Medical facilities as well as retail activities are also close by!

23. 2025-03-23
    price $90,000 178-char remark

    Show marketing remark (178 chars)

    This home is located in a stable neighborhood within walking distance of three ESISD school campus's. Church's, Medical facilities as well as retail activities are also close by!

24. 2025-02-12
    listed $100,000 Active 178-char remark

    Show marketing remark (178 chars)

    This home is located in a stable neighborhood within walking distance of three ESISD school campus's. Church's, Medical facilities as well as retail activities are also close by!

25. 2023-11-22
    historical
26. 2023-10-18
    listed $65,000 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: $1,658 · $138/mo
• Projected year-2 tax: $1,658 · $138/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $13,452
• − Mortgage interest: −$3,753
• − Property taxes: −$1,658
• − Insurance: −$335
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$1,949
• Taxable income: $3,605
• Est. tax owed @ 24.0%: −$865
• After-tax cash flow: $3,553/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: El Campo ISD
• NCES district ID: 4818280
• Math proficiency: 44% ▼ -2.00%
• Reading proficiency: 38% ▲ 1.00%
• Median HH income: $44,351
• Composite: 34.82/100
• National rank: #5102
• State rank: #387 of 826 in TX

Livability — El Campo

• Score: 73/100
• State rank: #204
• US rank: #5196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Campo, TX
• City population: 18,886
• Population (ZIP): 18,886

Population outlook (Wharton County) Hauer SSP2

• Today (2025): 42,448 people
• By 2030: 42,726 · +0.7%
• By 2040: 43,042 · +1.4%
• By 2050: 43,368 · +2.2%
• By 2075: 44,962 · +5.9%
• By 2100: 44,510 · +4.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 50% White 44% Two or more races 18% Black 6%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 67% English-only · Spanish 32%

Political lean MEDSL · Wharton

• 2024 margin: Solid R (+51.8) · D 23.8% · R 75.6%
• 2008→2024 swing: -20.7pp toward R · 2008: -31.2pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+43.1 2016: R+40.2 2012: R+39.1 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.78%
• Current HPI: 181.5905
• 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

+3.1% since first listed

10 events — show timeline

• 2026-05-19 Price Changed $67,000 HARMLS
• 2025-08-29 Price Changed $69,500 HARMLS
• 2025-07-28 Price Changed $70,000 HARMLS
• 2025-06-15 Price Changed $79,900 HARMLS
• 2025-05-23 Price Changed $82,500 HARMLS
• 2025-05-07 Price Changed $87,500 HARMLS
• 2025-03-23 Price Changed $90,000 HARMLS
• 2025-02-12 Listed $100,000 HARMLS
• 2023-11-22 Listing Removed — HARMLS
• 2023-10-18 Listed $65,000 HARMLS

Property tax history

+3.2%/yr

Latest (2025): $1,658 · -2.0% YoY. Source: county tax records.