137 W Garden St · Uvalde, TX 78801

$145,000

2 bd · 1.0 ba · 1,386 sqft · SingleFamily public records · 16 Days on market

Built 1965 7,187 sqft lot Est $165k · 12% under ↓ 19% since listing

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Why this score? — see what drove the C 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 +21.5/30.0
• ARV discount +12.9/15.0
• DSCR +6.9/10.0
• 1% rule +5.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-bedroom, 1-bath pier and beam home situated on a desirable corner lot in the heart of Uvalde. This property features numerous updates including energy-efficient windows, a recently installed roof, and central air and heat for year-round comfort. Inside, you'll find fresh interior and exterior paint, original hardwood floors through most of the home, and a functional layout with separate living and dining areas. The spacious kitchen offers abundant cabinetry, generous counter space, a pantry, and includes a refrigerator, cooktop, and built-in oven. A dedicated area provides the perfect setup for a coffee bar or additional storage. Both bedrooms are generously sized with ample natu

Key facts

• Central air and heat
• Abundant cabinetry
• Corner lot

Tags

• CORNER LOT
• ENERGY EFFICIENT WINDOWS
• RECENTLY INSTALLED ROOF
• CENTRAL AIR AND HEAT
• ORIGINAL HARDWOOD FLOORS
• ABUNDANT CABINETRY

Property features AI

Finance

• Other: Possession at closing/funding; For sale
• Financial info: Down payment assistance resources available
• HOA & community: Subdivision: OLD TOWN

Exterior

• Parking: 2-car garage
• Utilities: City water/sewer
• Home design: Pre-owned wood exterior; Composition roof; Approximately 61 years old
• Construction: Wood exterior; Composition roof; Pre-owned (built ~61 years ago)
• Exterior features: Front exposure faces north; Located in the Old Town subdivision

Interior

• Kitchen: Cooktop; Built-in oven; Stove/Range; Refrigerator
• Bedrooms: Master bedroom with ceiling fan (12 x 13); Second bedroom (12 x 11)
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Washer connection; Dryer connection; Cooktop; Built-in oven; Stove/Range; Refrigerator; Gas water heater; One living area; Separate dining room
• Laundry & utility: Washer connection; Dryer connection; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.0% in Uvalde — 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 74/100 on livability (#187 in TX, #4,844 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D, amenities F.
• Uvalde CISD (town): math 19% / reading 26% proficiency, ranked #760 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Uvalde El (337 students, 86% FRL); Uvalde H S (math 15% / reading 30%, grade F, #1,354 of 1,632 statewide, top 83%, 1,129 students, 72% FRL).
• Market conditions: 224 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 17 units permitted in Uvalde County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Uvalde County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 47% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,825 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.44%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $164,934
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 W Garden St	0.00mi	2/1.0	1,386 (0%)	1mo	$145,000	$105	99
312 White Tail Run	0.18mi	1/1.0 (-1)	1,440 (+4%)	12mo	$259,000	$180	70
238 W Calera St	0.14mi	3/1.0 (+1)	1,232 (-11%)	12mo	$95,000	$77	60
327 S Wood	0.40mi	2/2.0	1,527 (+10%)	4mo	$169,000	$111	57
530 N Getty St	0.66mi	3/2.0 (+1)	1,440 (+4%)	16mo	$229,000	$159	41
223 Geraldine St	0.45mi	3/1.0 (+1)	1,216 (-12%)	17mo	$121,000	$100	39
307 E Leona St	0.67mi	3/2.5 (+1)	1,462 (+6%)	18mo	$225,000	$154	34
314 Florence St	0.67mi	3/2.0 (+1)	1,248 (-10%)	23mo	$149,000	$119	24

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-9,613
• Equity at exit: $21,620

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $9,509
• Equity at exit: $12,537

Cash invested: $40,600 (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 78801

• Active inventory: 224
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$146 /mo · $1,755/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $218

Break-even live

Break-even rent $1,224

Max offer price $145,000

Occupancy floor 80%

Sensitivity live

Price	-10% $300	-5% $259	+0% $218	+5% $177	+10% $136
Rent	-10% $99	-5% $159	+0% $218	+5% $277	+10% $336
Rate	-1.0pp $291	-0.5pp $255	base $218	+0.5pp $180	+1.0pp $142

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Bohme St Uvalde, TX	2.0	2.0	1348	$1,500	$1.11	44d	1	0.88mi

Listing history 9 events

1. 2026-05-03
   status Pending
2. 2026-04-21
   historical Active Option
3. 2026-04-16
   listed $145,000 New
4. 2026-03-08
   historical
5. 2026-02-10
   price $149,990
6. 2026-01-14
   price $155,000
7. 2025-12-11
   price $165,000
8. 2025-09-08
   listed $179,900 New
9. 1904-04-01
   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: $1,755 · $146/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$899/yr (+$75/mo · 51.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 47% 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: $18,000
• − Mortgage interest: −$8,122
• − Property taxes: −$1,755
• − Insurance: −$725
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,218
• Taxable income: $300
• Est. tax owed @ 24.0%: −$72
• After-tax cash flow: $2,544/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: Uvalde CISD
• NCES district ID: 4843720
• Math proficiency: 19% ▼ -9.00%
• Reading proficiency: 26% ▼ -3.00%
• Median HH income: $36,054
• Composite: 18.63/100
• National rank: #8897
• State rank: #760 of 826 in TX

Livability — Uvalde

• Score: 74/100
• State rank: #187
• US rank: #4844

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: Uvalde, TX
• Population (ZIP): 21,487

Population outlook (Uvalde County) Hauer SSP2

• Today (2025): 28,865 people
• By 2030: 29,675 · +2.8%
• By 2040: 31,256 · +8.3%
• By 2050: 32,790 · +13.6%
• By 2075: 37,013 · +28.2%
• By 2100: 37,306 · +29.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% White 20% Two or more races 18% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 69% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Serbian 1% Slovak 1%
• Foreign-born: 11% · Canada
• Languages at home: 48% English-only · Spanish 51% Other Asian/Pacific 1%

Political lean MEDSL · Uvalde

• 2024 margin: Solid R (+33.4) · D 32.9% · R 66.3%
• 2008→2024 swing: -28.1pp toward R · 2008: -5.3pp · 2024: -33.4pp
• All cycles: 2024: R+33.4 2020: R+20.3 2016: R+10.8 2012: R+8.3 2008: R+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -113.65%
• Current HPI: 152.7777
• 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

-19.4% since first listed

9 events — show timeline

• 2026-05-03 Pending — LERA
• 2026-04-21 Contingent — LERA
• 2026-04-16 Listed $145,000 LERA
• 2026-03-08 Listing Removed — LERA
• 2026-02-10 Price Changed $149,990 LERA
• 2026-01-14 Price Changed $155,000 LERA
• 2025-12-11 Price Changed $165,000 LERA
• 2025-09-08 Listed $179,900 LERA
• 1904-04-01 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,755 · +6.5% YoY. Source: county tax records.