9464 Farm Road 269 S · Como, TX 75471

$279,900

3 bd · 2.0 ba · 2,085 sqft · SingleFamily public records · 157 Days on market

Built 1998 0.60 ac lot $134/sqft · 24% below area Est $361k · 22% under

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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 +15.0/15.0
• Cash flow +6.6/30.0
• Appreciation +5.9/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0

Listing remarks MLS

Welcome home to this charming brick residence offering space, flexibility, and exceptional indoor-outdoor living on over half an acre. This thoughtfully designed home features three lovely porches and a layout ideal for multi-family living, a mother-in-law suite, or an adult child returning home. The split primary suites provide privacy and comfort, each boasting its own ensuite bath and oversized walk-in closet. The recently remodeled kitchen is a true centerpiece, featuring granite countertops, a large island with breakfast bar seating, abundant cabinetry, a walk-in pantry, and 2 additional storage closets - perfect for keeping everything organized. The inviting living room showcases a gas log fireplace with a classic brick hearth and opens seamlessly to the front porch on one side and an enclosed sunroom side porch on the other, creating wonderful flow for relaxing or entertaining. Storage is no problem with huge pantry and multiple large closets. Tile flooring highlights all the wet areas, while the bedrooms are comfortably carpeted. Upstairs, you’ll find a spacious 3rd bedroom or bonus room, complete with a private balcony overlooking the expansive backyard. The oversized rear-entry garage offers even more functionality with a dedicated storage closet and ample room for a workbench. A generous utility room includes cabinets, counter space, a sink, and room for a freezer to make everyday living easy. Quiet mornings on the screened porch will rejuvenate your soul and allow for a little bird watching from the comfort of indoors. Spacious backyard has ample grass plus gorgeous towering shade trees, and is partially fenced. Pecan trees dot the yard and there is lots of grass area for gardens, games or workshop. Peace and purpose in this beautiful well maintained home makes it ready for you to start living your dreams.

Key facts

• Mother in law suite
• Brick residence
• Ensuite bath

Tags

• BRICK RESIDENCE
• INDOOR OUTDOOR LIVING
• THREE PORCHES
• MOTHER IN LAW SUITE
• SPLIT PRIMARY SUITES
• ENSUITE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-456 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (28.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (32.9% below list).
• Recommended offer: $188k (32.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#940 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Como-Pickton CISD (rural): math 39% / reading 39% proficiency, ranked #441 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 14 active listings in the ZIP; 66 units permitted in Hopkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($2k loan paydown + $5k appreciation (1.7% local appreciation)).
• Hopkins County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago 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, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,782 (32.9% 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 157 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.67% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.99%
• DSCR: 0.69
• GRM: 12.4

CMA / ARV

• ARV (median comp): $360,916
• List price: $279,900
• Delta: -22.45%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

1.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.82×
• Total profit: $-14,018
• Equity at exit: $105,949

10-year hold

• IRR: 1.5%
• Equity multiple: 1.20×
• Total profit: $15,463
• Equity at exit: $149,219

Cash invested: $78,372 (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 75471

• Home prices YoY: 1.8%
• Active inventory: 14
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,878 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$355 /mo · $4,263/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-456

Break-even live

Break-even rent $2,455

Max offer price $199,310

Occupancy floor —

Sensitivity live

Price	-10% $-298	-5% $-377	+0% $-456	+5% $-535	+10% $-615
Rent	-10% $-605	-5% $-530	+0% $-456	+5% $-382	+10% $-308
Rate	-1.0pp $-315	-0.5pp $-385	base $-456	+0.5pp $-529	+1.0pp $-603

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-05-19
   historical Active Option Contract 1864-char remark

   Show marketing remark (1864 chars)

   Welcome home to this charming brick residence offering space, flexibility, and exceptional indoor-outdoor living on over half an acre. This thoughtfully designed home features three lovely porches and a layout ideal for multi-family living, a mother-in-law suite, or an adult child returning home. The split primary suites provide privacy and comfort, each boasting its own ensuite bath and oversized walk-in closet. The recently remodeled kitchen is a true centerpiece, featuring granite countertops, a large island with breakfast bar seating, abundant cabinetry, a walk-in pantry, and 2 additional storage closets - perfect for keeping everything organized. The inviting living room showcases a gas log fireplace with a classic brick hearth and opens seamlessly to the front porch on one side and an enclosed sunroom side porch on the other, creating wonderful flow for relaxing or entertaining. Storage is no problem with huge pantry and multiple large closets. Tile flooring highlights all the wet areas, while the bedrooms are comfortably carpeted. Upstairs, you’ll find a spacious 3rd bedroom or bonus room, complete with a private balcony overlooking the expansive backyard. The oversized rear-entry garage offers even more functionality with a dedicated storage closet and ample room for a workbench. A generous utility room includes cabinets, counter space, a sink, and room for a freezer to make everyday living easy. Quiet mornings on the screened porch will rejuvenate your soul and allow for a little bird watching from the comfort of indoors. Spacious backyard has ample grass plus gorgeous towering shade trees, and is partially fenced. Pecan trees dot the yard and there is lots of grass area for gardens, games or workshop. Peace and purpose in this beautiful well maintained home makes it ready for you to start living your dreams.

2. 2026-04-22
   price $279,900 1864-char remark

   Show marketing remark (1864 chars)

   Welcome home to this charming brick residence offering space, flexibility, and exceptional indoor-outdoor living on over half an acre. This thoughtfully designed home features three lovely porches and a layout ideal for multi-family living, a mother-in-law suite, or an adult child returning home. The split primary suites provide privacy and comfort, each boasting its own ensuite bath and oversized walk-in closet. The recently remodeled kitchen is a true centerpiece, featuring granite countertops, a large island with breakfast bar seating, abundant cabinetry, a walk-in pantry, and 2 additional storage closets - perfect for keeping everything organized. The inviting living room showcases a gas log fireplace with a classic brick hearth and opens seamlessly to the front porch on one side and an enclosed sunroom side porch on the other, creating wonderful flow for relaxing or entertaining. Storage is no problem with huge pantry and multiple large closets. Tile flooring highlights all the wet areas, while the bedrooms are comfortably carpeted. Upstairs, you’ll find a spacious 3rd bedroom or bonus room, complete with a private balcony overlooking the expansive backyard. The oversized rear-entry garage offers even more functionality with a dedicated storage closet and ample room for a workbench. A generous utility room includes cabinets, counter space, a sink, and room for a freezer to make everyday living easy. Quiet mornings on the screened porch will rejuvenate your soul and allow for a little bird watching from the comfort of indoors. Spacious backyard has ample grass plus gorgeous towering shade trees, and is partially fenced. Pecan trees dot the yard and there is lots of grass area for gardens, games or workshop. Peace and purpose in this beautiful well maintained home makes it ready for you to start living your dreams.

3. 2026-03-18
   price $284,900 1864-char remark

   Show marketing remark (1864 chars)

   Welcome home to this charming brick residence offering space, flexibility, and exceptional indoor-outdoor living on over half an acre. This thoughtfully designed home features three lovely porches and a layout ideal for multi-family living, a mother-in-law suite, or an adult child returning home. The split primary suites provide privacy and comfort, each boasting its own ensuite bath and oversized walk-in closet. The recently remodeled kitchen is a true centerpiece, featuring granite countertops, a large island with breakfast bar seating, abundant cabinetry, a walk-in pantry, and 2 additional storage closets - perfect for keeping everything organized. The inviting living room showcases a gas log fireplace with a classic brick hearth and opens seamlessly to the front porch on one side and an enclosed sunroom side porch on the other, creating wonderful flow for relaxing or entertaining. Storage is no problem with huge pantry and multiple large closets. Tile flooring highlights all the wet areas, while the bedrooms are comfortably carpeted. Upstairs, you’ll find a spacious 3rd bedroom or bonus room, complete with a private balcony overlooking the expansive backyard. The oversized rear-entry garage offers even more functionality with a dedicated storage closet and ample room for a workbench. A generous utility room includes cabinets, counter space, a sink, and room for a freezer to make everyday living easy. Quiet mornings on the screened porch will rejuvenate your soul and allow for a little bird watching from the comfort of indoors. Spacious backyard has ample grass plus gorgeous towering shade trees, and is partially fenced. Pecan trees dot the yard and there is lots of grass area for gardens, games or workshop. Peace and purpose in this beautiful well maintained home makes it ready for you to start living your dreams.

4. 2025-12-20
   listed $289,900 Active 1864-char remark

   Show marketing remark (1864 chars)

   Welcome home to this charming brick residence offering space, flexibility, and exceptional indoor-outdoor living on over half an acre. This thoughtfully designed home features three lovely porches and a layout ideal for multi-family living, a mother-in-law suite, or an adult child returning home. The split primary suites provide privacy and comfort, each boasting its own ensuite bath and oversized walk-in closet. The recently remodeled kitchen is a true centerpiece, featuring granite countertops, a large island with breakfast bar seating, abundant cabinetry, a walk-in pantry, and 2 additional storage closets - perfect for keeping everything organized. The inviting living room showcases a gas log fireplace with a classic brick hearth and opens seamlessly to the front porch on one side and an enclosed sunroom side porch on the other, creating wonderful flow for relaxing or entertaining. Storage is no problem with huge pantry and multiple large closets. Tile flooring highlights all the wet areas, while the bedrooms are comfortably carpeted. Upstairs, you’ll find a spacious 3rd bedroom or bonus room, complete with a private balcony overlooking the expansive backyard. The oversized rear-entry garage offers even more functionality with a dedicated storage closet and ample room for a workbench. A generous utility room includes cabinets, counter space, a sink, and room for a freezer to make everyday living easy. Quiet mornings on the screened porch will rejuvenate your soul and allow for a little bird watching from the comfort of indoors. Spacious backyard has ample grass plus gorgeous towering shade trees, and is partially fenced. Pecan trees dot the yard and there is lots of grass area for gardens, games or workshop. Peace and purpose in this beautiful well maintained home makes it ready for you to start living your dreams.

5. 2025-10-24
   historical
6. 2025-10-09
   price $282,500
7. 2025-10-09
   price $282,500
8. 2025-09-23
   price $287,500
9. 2025-09-23
   price $287,500
10. 2025-09-03
    price $292,500
11. 2025-09-03
    price $292,500
12. 2025-08-25
    price $299,000
13. 2025-08-25
    price $299,000
14. 2025-08-13
    status Active
15. 2025-06-02
    listed $312,000 Active
16. 2023-10-19
    soldstatus
17. 2023-10-18
    soldstatus Closed
18. 2023-09-26
    status Pending
19. 2023-09-20
    historical Active Option Contract
20. 2023-09-12
    price $265,000
21. 2023-08-18
    listed $279,500 Active
22. 2006-02-28
    soldstatus
23. 1997-12-02
    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: $4,263 · $355/mo
• Projected year-2 tax: $5,122 · $427/mo
• Expected delta: +$859/yr (+$72/mo · 20.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,534
• − Mortgage interest: −$15,679
• − Property taxes: −$4,263
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − Depreciation: −$8,143
• Taxable loss: −$10,555
• Est. tax savings @ 24.0%: +$2,533
• After-tax cash flow: $-2,941/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: Como-Pickton CISD
• NCES district ID: 4814880
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $44,477
• Composite: 33.14/100
• National rank: #5556
• State rank: #441 of 826 in TX

Livability — Como

• Score: 62/100
• State rank: #940
• US rank: #16690

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,483

Population outlook (Hopkins County) Hauer SSP2

• Today (2025): 38,107 people
• By 2030: 38,867 · +2.0%
• By 2040: 40,009 · +5.0%
• By 2050: 40,448 · +6.1%
• By 2075: 40,669 · +6.7%
• By 2100: 37,234 · -2.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (54%)
• Race & ethnicity: White 54% Hispanic / Latino 43% Two or more races 22% Asian 2%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: English 1% Iranian 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 78% English-only · Spanish 19% Vietnamese 3% German/W. Germanic 1%

Political lean MEDSL · Hopkins

• 2024 margin: Solid R (+64.6) · D 17.4% · R 82.0%
• 2008→2024 swing: -20.0pp toward R · 2008: -44.7pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+60.7 2016: R+60.8 2012: R+55.4 2008: R+44.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.70%
• Current HPI: 96.1162
• 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

+0.1% since first listed

23 events — show timeline

• 2026-05-19 Contingent — NTREIS
• 2026-04-22 Price Changed $279,900 NTREIS
• 2026-03-18 Price Changed $284,900 NTREIS
• 2025-12-20 Listed $289,900 NTREIS
• 2025-10-24 Listing Removed — NTREIS
• 2025-10-09 Price Changed $282,500 NTREIS
• 2025-10-09 Price Changed $282,500 GTAR
• 2025-09-23 Price Changed $287,500 NTREIS
• 2025-09-23 Price Changed $287,500 GTAR
• 2025-09-03 Price Changed $292,500 NTREIS
• 2025-09-03 Price Changed $292,500 GTAR
• 2025-08-25 Price Changed $299,000 NTREIS
• 2025-08-25 Price Changed $299,000 GTAR
• 2025-08-13 Relisted — NTREIS
• 2025-06-02 Listed $312,000 NTREIS
• 2023-10-19 Sold (Public Records) — Public Records
• 2023-10-18 Sold (MLS) — NTREIS
• 2023-09-26 Pending — NTREIS
• 2023-09-20 Contingent — NTREIS
• 2023-09-12 Price Changed $265,000 NTREIS
• 2023-08-18 Listed $279,500 NTREIS
• 2006-02-28 Sold (Public Records) — Public Records
• 1997-12-02 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $4,263 · -3.8% YoY. Source: county tax records.