241 W Ross Ave · De Leon, TX 76444

$189,900

5 bd · 2.0 ba · 1,954 sqft · SingleFamily public records · 38 Days on market

Built 1920 0.27 ac lot $97/sqft · 16% below area Est $226k · 16% 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 +14.7/15.0
• Appreciation +9.4/10.0
• Cash flow +5.3/30.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Priced to sell! Escape the city and stretch your legs! Plenty of room for activities in this freshly remodeled historic home. All new finishes, oversized laundry room, flex space, large fenced yard, and all right down the street from the elementary school. Come make this house your home!

Key facts

• Privacy fence
• Ample cabinet space
• Granite countertops

Tags

• LAMINATE HARDWOOD FLOORING
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• AMPLE CABINET SPACE
• FULLY FENCED BACKYARD
• PRIVACY FENCE

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: No garage or covered parking listed
• Utilities: City water; City sewer; Electricity available; No municipal utility district
• Home design: Single-family residence; Two levels; Not attached
• Construction: Built in 1920; Wood construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Circular driveway; Lot less than 0.5 acre

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 5 bedrooms (primary bedroom on level 1)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Granite counters; Kitchen island; Pantry; Other interior features
• Laundry & utility: Washer/dryer hookup (laundry/utility implied)

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-424 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (39.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (29.2% below list).
• Recommended offer: $115k (39.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 64/100 on livability (#799 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D+, amenities F, commute F.
• De Leon ISD (rural): math 46% / reading 53% proficiency, ranked #207 of 826 in TX (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: De Leon El (math 47% / reading 57%, grade C-, #742 of 4,322 statewide, top 19%, 349 students, 67% FRL); Perkins Middle (math 47% / reading 47%, grade D+, #424 of 1,662 statewide, top 27%, 153 students, 60% FRL); De Leon H S (math 37% / reading 64%, grade D+, #489 of 1,632 statewide, top 30%, 218 students, 56% FRL).
• Market conditions: 67 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 $18k of equity ($1k loan paydown + $17k appreciation (8.9% local appreciation)).
• Comanche County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $114,951 (39.5% 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 38 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.71% ✗
• Cap rate: 3.61%
• Cash-on-cash: -9.58%
• DSCR: 0.57
• GRM: 11.8

CMA / ARV

• ARV (median comp): $226,231
• List price: $189,900
• Delta: -16.06%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
232 S Moseley St	0.09mi	4/2.0 (-1)	1,851 (-5%)	2mo	$235,000	$127	80
201 W Bivar Ave	0.37mi	4/2.0 (-1)	1,976 (+1%)	10mo	$149,500	$76	68
832 S Lamar St	0.45mi	4/2.0 (-1)	1,875 (-4%)	8mo	$189,000	$101	61
701 N Travis St	0.57mi	4/2.0 (-1)	1,955 (+0%)	13mo	$275,000	$141	57
941 Apache Dr	0.50mi	4/2.0 (-1)	1,899 (-3%)	19mo	$450,000	$237	51
949 Ladelle St	0.50mi	4/1.5 (-1)	1,758 (-10%)	16mo	$189,000	$108	40

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

Projected returns pro-forma

8.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.0%
• Equity multiple: 2.17×
• Total profit: $62,228
• Equity at exit: $155,862

10-year hold

• IRR: 14.7%
• Equity multiple: 4.80×
• Total profit: $201,949
• Equity at exit: $321,146

Cash invested: $53,172 (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 76444

• Home prices YoY: 3.9%
• Active inventory: 67
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,344 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$411 /mo · $4,933/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-424

Break-even live

Break-even rent $1,881

Max offer price $114,951

Occupancy floor —

Sensitivity live

Price	-10% $-317	-5% $-371	+0% $-424	+5% $-478	+10% $-532
Rent	-10% $-530	-5% $-477	+0% $-424	+5% $-371	+10% $-318
Rate	-1.0pp $-329	-0.5pp $-376	base $-424	+0.5pp $-473	+1.0pp $-524

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-08
   days on market $189,900 Active 38 DOM
2. 2026-06-08
   days on market $189,900 Active 37 DOM
3. 2026-06-07
   days on market $189,900 Active 36 DOM
4. 2026-06-03
   days on market $189,900 Active 33 DOM
5. 2026-06-02
   days on market $189,900 Active 32 DOM
6. 2026-06-01
   days on market $189,900 Active 31 DOM
7. 2026-05-31
   days on market $189,900 Active 30 DOM
8. 2026-05-10
   price $199,000 889-char remark
9. 2026-05-01
   listed $205,000 Active 889-char remark
10. 2026-04-30
    historical
11. 2026-03-16
    price $215,000
12. 2026-02-19
    price $225,000
13. 2026-01-29
    price $235,000
14. 2026-01-09
    price $240,000
15. 2025-12-11
    listed $250,000 Active
16. 2023-02-07
    soldstatus
17. 2023-02-03
    soldstatus Closed

    Show marketing remark (289 chars)

    Priced to sell! Escape the city and stretch your legs! Plenty of room for activities in this freshly remodeled historic home. All new finishes, oversized laundry room, flex space, large fenced yard, and all right down the street from the elementary school. Come make this house your home!

18. 2023-01-17
    status Pending

    Show marketing remark (289 chars)

    Priced to sell! Escape the city and stretch your legs! Plenty of room for activities in this freshly remodeled historic home. All new finishes, oversized laundry room, flex space, large fenced yard, and all right down the street from the elementary school. Come make this house your home!

19. 2023-01-07
    historical Active Option Contract

    Show marketing remark (289 chars)

    Priced to sell! Escape the city and stretch your legs! Plenty of room for activities in this freshly remodeled historic home. All new finishes, oversized laundry room, flex space, large fenced yard, and all right down the street from the elementary school. Come make this house your home!

20. 2023-01-02
    price $199,000

    Show marketing remark (289 chars)

    Priced to sell! Escape the city and stretch your legs! Plenty of room for activities in this freshly remodeled historic home. All new finishes, oversized laundry room, flex space, large fenced yard, and all right down the street from the elementary school. Come make this house your home!

21. 2022-12-19
    price $215,000

    Show marketing remark (289 chars)

    Priced to sell! Escape the city and stretch your legs! Plenty of room for activities in this freshly remodeled historic home. All new finishes, oversized laundry room, flex space, large fenced yard, and all right down the street from the elementary school. Come make this house your home!

22. 2022-11-28
    listed $230,000 Active

    Show marketing remark (289 chars)

    Priced to sell! Escape the city and stretch your legs! Plenty of room for activities in this freshly remodeled historic home. All new finishes, oversized laundry room, flex space, large fenced yard, and all right down the street from the elementary school. Come make this house your home!

23. 2022-08-01
    soldstatus
24. 2012-12-31
    historical
25. 2012-07-02
    listed $124,000
26. 2012-06-30
    historical
27. 2011-05-24
    listed $124,000
28. 2009-03-10
    soldstatus
29. 2009-03-10
    soldstatus
30. 2007-04-19
    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: $4,933 · $411/mo
• Projected year-2 tax: $4,933 · $411/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 · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $16,128
• − Mortgage interest: −$10,637
• − Property taxes: −$4,933
• − Insurance: −$950
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$5,524
• Taxable loss: −$8,496
• Est. tax savings @ 24.0%: +$2,039
• After-tax cash flow: $-3,052/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: De Leon ISD
• NCES district ID: 4816440
• Math proficiency: 46% ▼ -5.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $36,143
• Composite: 41.02/100
• National rank: #3586
• State rank: #207 of 826 in TX

Livability — De Leon

• Score: 64/100
• State rank: #799
• US rank: #14577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: De Leon, TX
• Population (ZIP): 4,235

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 23% Two or more races 19%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 7% Portuguese 5% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 85% English-only · Spanish 14%

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: ▲ 8.88%
• Current HPI: 235.6347
• 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

+53.1% since first listed

25 events — show timeline

• 2026-06-08 Listing Removed — NTREIS
• 2026-05-29 Price Changed $189,900 NTREIS
• 2026-05-10 Price Changed $199,000 NTREIS
• 2026-05-01 Listed $205,000 NTREIS
• 2026-04-30 Listing Removed — NTREIS
• 2026-03-16 Price Changed $215,000 NTREIS
• 2026-02-19 Price Changed $225,000 NTREIS
• 2026-01-29 Price Changed $235,000 NTREIS
• 2026-01-09 Price Changed $240,000 NTREIS
• 2025-12-11 Listed $250,000 NTREIS
• 2023-02-07 Sold (Public Records) — Public Records
• 2023-02-03 Sold (MLS) — NTREIS
• 2023-01-17 Pending — NTREIS
• 2023-01-07 Contingent — NTREIS
• 2023-01-02 Price Changed $199,000 NTREIS
• 2022-12-19 Price Changed $215,000 NTREIS
• 2022-11-28 Listed $230,000 NTREIS
• 2022-08-01 Sold (Public Records) — Public Records
• 2012-12-31 Listing Removed — NTREIS
• 2012-07-02 Listed $124,000 NTREIS
• 2012-06-30 Listing Removed — NTREIS
• 2011-05-24 Listed $124,000 NTREIS
• 2009-03-10 Sold (Public Records) — Public Records
• 2009-03-10 Sold (Public Records) — Public Records
• 2007-04-19 Sold (Public Records) — Public Records

Property tax history

+11.0%/yr

Latest (2025): $4,933 · +15.1% YoY. Source: county tax records.