937 Calle Frente · Eidson Road, TX 78852

$119,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 12 Days on market

Built 2000 0.28 ac lot $114/sqft · 25% above area Est $96k · 25% over

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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).

• Cash flow +20.0/30.0
• DSCR +6.3/10.0
• 1% rule +4.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This 2 bedroom, 1 bathroom home offers 1,040 square feet of living space and is conveniently located just outside the city limits, no city taxes! The property sits on a deep lot, providing plenty of outdoor space and potential for future improvements. A storage shed in the backyard offers additional storage. Your TLC will bring your own special touch to this home, presenting a great opportunity for someone looking for their first home, a renovation, or as an investment. The AC has been recently updated. Schedule a showing today!; Original MLS#: 81598; Age Range: 21-30 Yrs; Appraisal District ID: 12091; Apx Bsmt SqFt: 0; Apx Lot Size SqFt: 12375.00; Dining: Hard Surface; Family Room/Den: Har

Key facts

• Recently updated ac
• Deep lot
• Fenced

Tags

• DEEP LOT
• OUTDOOR SPACE
• STORAGE SHED
• RECENTLY UPDATED AC
• FENCED

Property features AI

Exterior

• Utilities: City water and sewer
• Home design: Brick exterior
• Construction: Slab foundation; Composition roof
• Exterior features: Covered patio; Storage shed; Paved street access

Interior

• Kitchen: Eat-in kitchen layout
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; One living area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (0.6% below list).
• Recommended offer: $118k (0.6% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 4.3% in Eidson Road — 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 56/100 on livability (#1,298 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime F, amenities F.
• Eagle Pass ISD (town): math 15% / reading 28% proficiency, ranked #774 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Henry B Gonzalez El (math 4% / reading 9%, grade F, #4,313 of 4,322 statewide, top 100%, 374 students, 99% FRL); Memorial J H (math 12% / reading 27%, grade F, #1,445 of 1,662 statewide, top 88%, 976 students, 90% FRL); C C Winn H S (math 16% / reading 40%, grade F, #1,170 of 1,632 statewide, top 72%, 2,001 students, 86% FRL) — zoned schools average 92% FRL vs 32% district-wide (60 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 462 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 66 units permitted in Maverick County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Maverick County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,281 (0.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.99% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.23%
• DSCR: 1.23
• GRM: 8.4

CMA / ARV

• ARV (median comp): $95,578
• List price: $119,000
• Delta: 24.51%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1715 Eidson Rd	0.46mi	2/2.0	1,073 (+3%)	3mo	$139,000	$130	67
1617 Avenida Encuentro	0.40mi	2/2.0	965 (-7%)	2mo	$185,000	$192	64
996 Calle Progreso Unit N/A	0.21mi	3/2.0 (+1)	1,118 (+8%)	8mo	$199,000	$178	62
472 Hacienditas	0.53mi	3/2.0 (+1)	1,040 (0%)	7mo	$169,500	$163	60
317 Balcones Blvd Unit N/A	0.36mi	3/2.0 (+1)	1,173 (+13%)	3mo	$195,000	$166	50
317 Balcones Blvd	0.36mi	3/2.0 (+1)	1,173 (+13%)	10mo	$124,000	$106	44
406 Zaragoza	0.42mi	3/2.0 (+1)	1,145 (+10%)	14mo	$214,900	$188	42

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-10,044
• Equity at exit: $17,743

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $3,144
• Equity at exit: $10,289

Cash invested: $33,320 (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 78852

• Home prices YoY: -27.5%
• Active inventory: 462
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,183 high
• Mortgage (P&I): −$624
• Tax from tax record: −$116 /mo · $1,388/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $145

Break-even live

Break-even rent $999

Max offer price $119,000

Occupancy floor 83%

Sensitivity live

Price	-10% $212	-5% $179	+0% $145	+5% $111	+10% $78
Rent	-10% $52	-5% $98	+0% $145	+5% $192	+10% $239
Rate	-1.0pp $205	-0.5pp $175	base $145	+0.5pp $114	+1.0pp $83

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 Colon Ln Eagle Pass, TX	3.0	2.0	1376	$1,800	$1.31	46d	1	0.40mi
1787 Calle Ginebra Unit 7 Eagle Pass, TX	2.0	1.0	850	$825	$0.97	45d	1	0.40mi
2458 De Leon Dr Unit 1 Eagle Pass, TX	2.0	1.0	800	$950	$1.19	45d	1	0.51mi
416 J R Rodriguez St Unit 7 Eagle Pass, TX	2.0	1.5	1032	$1,100	$1.07	45d	1	0.57mi
1009 Kiriaka Dr Eagle Pass, TX	3.0	2.0	1327	$1,600	$1.21	45d	1	1.18mi
580 S Bibb Ave Eagle Pass, TX	1.0–2.0	1.0	760	$900	$1.18	45d	57	1.39mi

Listing history 20 events

1. 2026-06-21
   days on market $119,000 Active 12 DOM
2. 2026-06-19
   days on market $119,000 Active 10 DOM
3. 2026-06-18
   days on market $119,000 Active 9 DOM
4. 2026-06-17
   days on market $119,000 Active 8 DOM
5. 2026-06-16
   days on market $119,000 Active 7 DOM
6. 2026-06-15
   days on market $119,000 Active 6 DOM
7. 2026-06-14
   days on market $119,000 Active 4 DOM
8. 2026-06-13
   days on market $119,000 Active 3 DOM
9. 2026-06-10
   remarks 699-char remark
10. 2026-06-10
    days on marketlisting id $119,000 Active 1 DOM
11. 2026-06-09
    days on market $119,000 Active 285 DOM
12. 2026-06-08
    days on market $119,000 Active 284 DOM
13. 2026-06-07
    days on market $119,000 Active 283 DOM
14. 2026-06-05
    days on market $119,000 Active 280 DOM
15. 2026-06-03
    price $119,000 Active 278 DOM
16. 2026-06-02
    days on market $127,700 Active 278 DOM
17. 2026-06-01
    days on market $127,700 Active 277 DOM
18. 2026-05-31
    days on market $127,700 Active 276 DOM
19. 2026-05-30
    days on market $127,700 Active 275 DOM
20. 2025-08-25
    listed $127,700 Active 534-char remark

ⓘ 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: $1,388 · $116/mo
• Projected year-2 tax: $2,178 · $181/mo
• Expected delta: +$789/yr (+$66/mo · 56.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,194
• − Mortgage interest: −$6,666
• − Property taxes: −$1,388
• − Insurance: −$595
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$3,462
• Taxable loss: −$188
• Est. tax savings @ 24.0%: +$45
• After-tax cash flow: $1,786/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: Eagle Pass ISD
• NCES district ID: 4817730
• Math proficiency: 15% ▼ -41.00%
• Reading proficiency: 28% ▼ -18.00%
• Median HH income: $32,967
• Composite: 17.48/100
• National rank: #9057
• State rank: #774 of 826 in TX

Livability — Eidson Road

• Score: 56/100
• State rank: #1298
• US rank: #22544

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eidson Road, TX
• County: Maverick County · 57,434 people
• Metro: Eagle Pass, TX
• Population (ZIP): 57,434
• Household income: $49,954
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 822.0

Population outlook (Maverick County) Hauer SSP2

• Today (2025): 62,919 people
• By 2030: 65,440 · +4.0%
• By 2040: 70,229 · +11.6%
• By 2050: 74,218 · +18.0%
• By 2075: 80,765 · +28.4%
• By 2100: 76,268 · +21.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 53% White 3% Native American 2%
• Hispanic origin (detail): Mexican 91% Puerto Rican 1%
• Foreign-born: 30% · Canada
• Languages at home: 11% English-only · Spanish 88%

Political lean MEDSL · Maverick

• 2024 margin: R (+18.5) · D 40.5% · R 59.0%
• 2008→2024 swing: -75.5pp toward R · 2008: 57.0pp · 2024: -18.5pp
• All cycles: 2024: R+18.5 2020: D+9.4 2016: D+55.8 2012: D+58.0 2008: D+57.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.62%
• Current HPI: 172.9298
• Rent YoY: —
• Metro: Eagle Pass, TX
• 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

1 event — show timeline

• 2025-08-25 Listed $119,000 LERA

Property tax history

+4.4%/yr

Latest (2025): $1,388 · +5.1% YoY. Source: county tax records.