501 S Wharton St · El Campo, TX 77437

$150,000

3 bd · 2.0 ba · 1,252 sqft · SingleFamily public records · 261 Days on market

Built 1952 7,000 sqft lot $120/sqft · 19% below area Est $184k · 19% under ↓ 6% 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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.3/10.0
• 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

Welcome to 501 S Wharton St! This 3-bedroom, 1-bath home offers a warm and inviting layout with plenty of natural light. The living area flows into a functional kitchen with ample storage, making it easy to enjoy everyday living and entertaining. Conveniently located near schools, parks, and shopping, this home is perfect for anyone looking to enjoy all that El Campo has to offer. Don’t miss the opportunity to make this property your own—schedule a showing today!

Key facts

• Functional kitchen
• Near schools
• Near shopping

Tags

• NATURAL LIGHT
• FUNCTIONAL KITCHEN
• AMPLE STORAGE
• NEAR SCHOOLS
• NEAR PARKS
• NEAR SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 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 1952 — 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: 1.03% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 8.1

CMA / ARV

• ARV (median comp): $184,187
• List price: $150,000
• Delta: -18.56%
• 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
505 E Calhoun St	0.56mi	3/2.0	1,236 (-1%)	4mo	$225,500	$182	68
311 August St	0.23mi	3/2.0	1,380 (+10%)	10mo	$205,000	$149	64
1008 East St	0.29mi	3/1.0	1,416 (+13%)	12mo	$250,000	$177	50
504 E West St	0.60mi	3/2.0	1,105 (-12%)	2mo	$199,000	$180	50
309 Shropshire St	0.51mi	2/1.5 (-1)	1,218 (-3%)	17mo	$120,000	$99	50
413 E Hillje St	0.49mi	2/1.0 (-1)	1,213 (-3%)	18mo	$140,000	$115	48
801 Hayden St	0.75mi	3/2.0	1,210 (-3%)	14mo	$159,000	$131	48
306 Lundy St	0.70mi	3/1.0	1,152 (-8%)	14mo	$47,000	$41	38
506 Lundy St	0.68mi	4/1.0 (+1)	1,273 (+2%)	22mo	$149,900	$118	38
107 Thompson St St	0.71mi	2/1.5 (-1)	1,368 (+9%)	10mo	$54,300	$40	36
506 Lincoln St	0.60mi	2/1.0 (-1)	1,120 (-10%)	14mo	$129,000	$115	34
406 N Wharton St	0.63mi	4/1.0 (+1)	1,426 (+14%)	20mo	$155,000	$109	22

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-10,542
• Equity at exit: $22,365

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $8,548
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,541 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$152 /mo · $1,823/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $216

Break-even live

Break-even rent $1,267

Max offer price $150,000

Occupancy floor 81%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $150,000 Active 261 DOM
2. 2026-06-18
   days on market $150,000 Active 260 DOM
3. 2026-06-17
   days on market $150,000 Active 259 DOM
4. 2026-06-16
   days on market $150,000 Active 258 DOM
5. 2026-06-15
   days on market $150,000 Active 257 DOM
6. 2026-06-14
   days on market $150,000 Active 255 DOM
7. 2026-06-12
   days on market $150,000 Active 254 DOM
8. 2026-06-09
   days on market $150,000 Active 251 DOM
9. 2026-06-08
   days on market $150,000 Active 250 DOM
10. 2026-06-07
    days on market $150,000 Active 249 DOM
11. 2026-06-07
    days on market $150,000 Active 248 DOM
12. 2026-06-03
    days on market $150,000 Active 245 DOM
13. 2026-06-02
    days on market $150,000 Active 244 DOM
14. 2026-06-01
    days on market $150,000 Active 243 DOM
15. 2026-05-31
    days on market $150,000 Active 242 DOM
16. 2026-05-30
    days on market $150,000 Active 241 DOM
17. 2026-04-14
    price $150,000 481-char remark

    Show marketing remark (481 chars)

    Welcome to 501 S Wharton St! This 3-bedroom, 1-bath home offers a warm and inviting layout with plenty of natural light. The living area flows into a functional kitchen with ample storage, making it easy to enjoy everyday living and entertaining. Conveniently located near schools, parks, and shopping, this home is perfect for anyone looking to enjoy all that El Campo has to offer. Don’t miss the opportunity to make this property your own—schedule a showing today!

18. 2025-10-01
    listed $160,000 Active 481-char remark

    Show marketing remark (481 chars)

    Welcome to 501 S Wharton St! This 3-bedroom, 1-bath home offers a warm and inviting layout with plenty of natural light. The living area flows into a functional kitchen with ample storage, making it easy to enjoy everyday living and entertaining. Conveniently located near schools, parks, and shopping, this home is perfect for anyone looking to enjoy all that El Campo has to offer. Don’t miss the opportunity to make this property your own—schedule a showing today!

ⓘ 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: $1,823 · $152/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$922/yr (+$77/mo · 50.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 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: $18,488
• − Mortgage interest: −$8,402
• − Property taxes: −$1,823
• − Insurance: −$750
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$4,364
• Taxable income: $191
• Est. tax owed @ 24.0%: −$46
• After-tax cash flow: $2,547/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

-6.2% since first listed

2 events — show timeline

• 2026-04-14 Price Changed $150,000 HARMLS
• 2025-10-01 Listed $160,000 HARMLS

Property tax history

+6.7%/yr

Latest (2025): $1,823 · +8.7% YoY. Source: county tax records.