308 NE Copp St · Cotulla, TX 78014

$64,000

3 bd · 2.0 ba · 364 sqft · SingleFamily public records · 239 Days on market

Built 1799 7,840 sqft lot $176/sqft · 95% above area ↓ 15% since listing

---

Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• Livability +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This corner lot property offers the perfect opportunity to bring your vision to life! The home is partially framed and ready for interior completion - a blank canvas just waiting for your personal touch and creative design. Whether you dream of a modern open-concept space or a cozy traditional layout, this property gives you the freedom to make it truly your own. Resting on a spacious corner lot, it provides plenty of room for outdoor living, gardening, or future expansion. Don't miss the chance to finish this home your way and create the space you've always imagined! Seller is now offering financing.

Key facts

• Future expansion
• Corner lot
• Outdoor living

Tags

• CORNER LOT
• OUTDOOR LIVING
• FUTURE EXPANSION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($899 rent vs $64k).
• Recommended offer: $56k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#422 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime C-, employment D+, schools F.
• Cotulla ISD (town): math 29% / reading 33% proficiency, ranked #625 of 826 in TX (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 22 active listings in the ZIP; 8 units permitted in La Salle County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $137 of equity ($442 loan paydown + $-305 appreciation (-0.5% local appreciation)).
• La Salle County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $8k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1799 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; severe 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 $56,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 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 1799 — 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 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. 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.
7. 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.
8. 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: 1.41% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.50%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (median comp): $135,021
• List price: $64,000
• Delta: -52.60%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-0.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 1.80×
• Total profit: $14,315
• Equity at exit: $17,072

10-year hold

• IRR: 22.1%
• Equity multiple: 3.34×
• Total profit: $41,987
• Equity at exit: $19,352

Cash invested: $17,920 (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 78014

• Home prices YoY: -0.6%
• Active inventory: 22
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $899 medium
• Mortgage (P&I): −$336
• Tax from tax record: −$72 /mo · $863/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $276

Break-even live

Break-even rent $550

Max offer price $64,000

Occupancy floor 64%

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $64,000 Active 239 DOM
2. 2026-06-17
   days on market $64,000 Active 238 DOM
3. 2026-06-16
   days on market $64,000 Active 237 DOM
4. 2026-06-15
   days on market $64,000 Active 236 DOM
5. 2026-06-13
   days on market $64,000 Active 234 DOM
6. 2026-06-12
   days on market $64,000 Active 233 DOM
7. 2026-06-09
   days on market $64,000 Active 230 DOM
8. 2026-06-08
   days on market $64,000 Active 229 DOM
9. 2026-06-08
   days on market $64,000 Active 228 DOM
10. 2026-06-05
    days on market $64,000 Active 226 DOM
11. 2026-06-03
    days on market $64,000 Active 224 DOM
12. 2026-06-02
    days on market $64,000 Active 223 DOM
13. 2026-06-01
    days on market $64,000 Active 222 DOM
14. 2026-05-31
    days on market $64,000 Active 221 DOM
15. 2026-02-25
    price $64,000 608-char remark

    Show marketing remark (608 chars)

    This corner lot property offers the perfect opportunity to bring your vision to life! The home is partially framed and ready for interior completion - a blank canvas just waiting for your personal touch and creative design. Whether you dream of a modern open-concept space or a cozy traditional layout, this property gives you the freedom to make it truly your own. Resting on a spacious corner lot, it provides plenty of room for outdoor living, gardening, or future expansion. Don't miss the chance to finish this home your way and create the space you've always imagined! Seller is now offering financing.

16. 2025-10-22
    listed $72,000 New 608-char remark

    Show marketing remark (608 chars)

    This corner lot property offers the perfect opportunity to bring your vision to life! The home is partially framed and ready for interior completion - a blank canvas just waiting for your personal touch and creative design. Whether you dream of a modern open-concept space or a cozy traditional layout, this property gives you the freedom to make it truly your own. Resting on a spacious corner lot, it provides plenty of room for outdoor living, gardening, or future expansion. Don't miss the chance to finish this home your way and create the space you've always imagined! Seller is now offering financing.

17. 2024-11-30
    historical
18. 2024-10-21
    price $40,000
19. 2024-09-11
    listed $43,900 New
20. 2022-08-31
    historical
21. 2022-03-30
    listed $75,000 New
22. 2010-05-28
    soldstatus
23. 2005-03-09
    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: $863 · $72/mo
• Projected year-2 tax: $1,171 · $98/mo
• Expected delta: +$308/yr (+$26/mo · 35.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $10,793
• − Mortgage interest: −$3,585
• − Property taxes: −$863
• − Insurance: −$320
• − Repairs & maintenance: −$863
• − Management: −$863
• − Depreciation: −$1,862
• Taxable income: $2,436
• Est. tax owed @ 24.0%: −$585
• After-tax cash flow: $2,731/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: Cotulla ISD
• NCES district ID: 4815400
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 33% ▼ -4.00%
• Median HH income: $35,728
• Composite: 25.66/100
• National rank: #7398
• State rank: #625 of 826 in TX

Livability — Cotulla

• Score: 69/100
• State rank: #422
• US rank: #8674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cotulla, TX
• Population (ZIP): 5,542

Population outlook (La Salle County) Hauer SSP2

• Today (2025): 9,215 people
• By 2030: 10,075 · +9.3%
• By 2040: 11,748 · +27.5%
• By 2050: 13,629 · +47.9%
• By 2075: 18,139 · +96.8%
• By 2100: 20,858 · +126.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 36% White 11% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Slovak 3% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 42% English-only · Spanish 57%

Political lean MEDSL · La Salle

• 2024 margin: Strong R (+20.5) · D 39.5% · R 60.0%
• 2008→2024 swing: -39.5pp toward R · 2008: 19.0pp · 2024: -20.5pp
• All cycles: 2024: R+20.5 2020: R+11.8 2016: D+12.4 2012: D+18.0 2008: D+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.48%
• Current HPI: 75.8686
• 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

-14.7% since first listed

9 events — show timeline

• 2026-02-25 Price Changed $64,000 LERA
• 2025-10-22 Listed $72,000 LERA
• 2024-11-30 Listing Removed — LERA
• 2024-10-21 Price Changed $40,000 LERA
• 2024-09-11 Listed $43,900 LERA
• 2022-08-31 Listing Removed — LERA
• 2022-03-30 Listed $75,000 LERA
• 2010-05-28 Sold (Public Records) — Public Records
• 2005-03-09 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $863 · -1.2% YoY. Source: county tax records.