Dumont Plan · Castroville, TX 78009

$439,990

4 bd · 3.0 ba · 2,897 sqft · SingleFamily · 37 Days on market

Good condition 3-car garage

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +4.8/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Cash flow +0.7/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Dumont floorplan offers a distinctive two-story layout designed to suit a variety of lifestyles. With 4 spacious bedrooms and 3 well-appointed bathrooms, this home combines functionality and modern design. The main floor creates an inviting atmosphere with an open-concept layout that seamlessly integrates the kitchen, dining, and living areas, making it perfect for entertaining or daily living. Upstairs, the private bedrooms provide a tranquil retreat, with a luxurious owner's suite featuring a walk-in closet and a spa-like bathroom. The three-car garage adds convenience and ample storage for vehicles or hobbies, while additional customizable spaces enhance the versatility of the home.

Key facts

• 3 garage spots
• Listed 37 days

🏗️ New construction. The $439,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $523,939.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $440k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-27k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (54.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (60.3% below list).
• Recommended offer: $175k (60.3% below list) — sets the bar for 1% rule.
• Cap rate 1.2% vs local median 2.6% in Castroville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 73/100 on livability (#212 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.
• Medina Valley ISD (rural): math 48% / reading 53% proficiency, ranked #148 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Potranco El (math 50% / reading 51%, grade D+, #833 of 4,322 statewide, top 20%, 847 students, 47% FRL); Medina Valley Middle (math 47% / reading 49%, grade C-, #400 of 1,662 statewide, top 24%, 1,029 students, 62% FRL); Medina Valley H S (math 34% / reading 55%, grade F, #652 of 1,632 statewide, top 43%, 2,147 students, 51% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 624 active listings in the ZIP; solid renter incomes; 102 units permitted in Medina County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• Medina County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($427k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $174,613 (60.3% 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 37 days. Have you received any prior offers? Is the seller open to a 60% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.33% ✗
• Cap rate: 1.16%
• Cash-on-cash: -18.33%
• DSCR: 0.18
• GRM: 25.0

CMA / ARV

• ARV (median comp): $523,939
• List price: $439,990
• Delta: -16.02%
• 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
164 Katie Ct	0.09mi	4/3.5	2,915 (+1%)	2mo	$499,990	$172	91
153 Megan's Pt	0.06mi	4/3.0	2,999 (+4%)	2mo	$519,990	$173	90
125 Katie Ct	0.07mi	4/3.0	2,653 (-8%)	2mo	$497,990	$188	82
151 Annette Dr	0.06mi	3/2.5 (-1)	2,653 (-8%)	2mo	$497,990	$188	74
178 Annette Dr	0.09mi	5/4.0 (+1)	3,117 (+8%)	3mo	$534,990	$172	71
171 Heidi Hl	0.23mi	3/3.0 (-1)	2,492 (-14%)	2mo	$369,990	$148	59
242 James	0.63mi	3/3.0 (-1)	2,791 (-4%)	4mo	$675,000	$242	57
200 Violet Way	0.36mi	4/3.5	3,317 (+14%)	3mo	$799,900	$241	55
180 Bobcat Ln	0.66mi	4/3.0	3,114 (+8%)	3mo	$699,601	$225	54
286 Violet Sylph	0.39mi	5/3.0 (+1)	2,498 (-14%)	1mo	$337,500	$135	53
216 Christian St	0.55mi	4/4.5	3,130 (+8%)	3mo	$799,900	$256	52
115 Janette Bnd	0.75mi	4/3.0	3,114 (+8%)	1mo	$649,256	$208	52

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: -53.3%
• Equity multiple: -0.55×
• Total profit: $-227,629
• Equity at exit: $78,121

10-year hold

• IRR: —
• Equity multiple: -1.60×
• Total profit: $-381,928
• Equity at exit: $45,301

Cash invested: $146,703 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 98 active · 27 under contract
• Months of supply: 16.3 mo (6%/mo absorbed)
• Median asking: $599,995 ($194/sqft)
• Median days on market: 128 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: -6.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78009

• Home prices YoY: -21.1%
• Active inventory: 624
• Price-to-rent: 21.0×

Monthly cashflow live

• Estimated rent: $1,746 medium
• Mortgage (P&I): −$2,748
• Tax est. 1.5%: −$655 /mo · $7,859/yr
• Insurance: −$218
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-2,241

Break-even live

Break-even rent $4,583

Max offer price $199,608

Occupancy floor —

Sensitivity live

Price	-10% $-1,879	-5% $-2,060	+0% $-2,241	+5% $-2,422	+10% $-2,603
Rent	-10% $-2,379	-5% $-2,310	+0% $-2,241	+5% $-2,172	+10% $-2,103
Rate	-1.0pp $-1,978	-0.5pp $-2,108	base $-2,241	+0.5pp $-2,377	+1.0pp $-2,515

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: $130,985
• Closing costs: $15,718
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: List price $439,990

Exterior

• Parking: 3 parking spaces (including 3-car garage)
• Home design: Dumont plan
• Exterior features: Living area approximately 2,897

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Active new-construction plan (Dumont)

Listing history 50 events

1. 2026-09-23
   days on market $439,990 Active 37 DOM
2. 2026-09-22
   days on market $439,990 Active 36 DOM
3. 2026-09-21
   days on market $439,990 Active 35 DOM
4. 2026-09-20
   days on market $439,990 Active 34 DOM
5. 2026-09-19
   days on market $439,990 Active 33 DOM
6. 2026-09-18
   days on market $439,990 Active 32 DOM
7. 2026-09-17
   days on market $439,990 Active 31 DOM
8. 2026-09-16
   days on market $439,990 Active 30 DOM
9. 2026-09-15
   days on market $439,990 Active 29 DOM
10. 2026-09-14
    days on market $439,990 Active 28 DOM
11. 2026-09-13
    days on market $439,990 Active 27 DOM
12. 2026-09-12
    days on market $439,990 Active 26 DOM
13. 2026-09-11
    days on market $439,990 Active 25 DOM
14. 2026-09-05
    days on market $439,990 Active 19 DOM
15. 2026-09-04
    days on market $439,990 Active 18 DOM
16. 2026-09-03
    days on market $439,990 Active 17 DOM
17. 2026-08-31
    days on market $439,990 Active 14 DOM
18. 2026-08-30
    days on market $439,990 Active 13 DOM
19. 2026-08-29
    days on market $439,990 Active 12 DOM
20. 2026-08-28
    days on market $439,990 Active 11 DOM
21. 2026-08-27
    days on market $439,990 Active 10 DOM
22. 2026-08-25
    days on market $439,990 Active 8 DOM
23. 2026-08-24
    days on market $439,990 Active 7 DOM
24. 2026-08-23
    days on market $439,990 Active 6 DOM
25. 2026-08-22
    days on market $439,990 Active 5 DOM
26. 2026-08-21
    days on market $439,990 Active 4 DOM
27. 2026-08-20
    days on market $439,990 Active 3 DOM
28. 2026-08-19
    days on market $439,990 Active 2 DOM
29. 2026-08-18
    days on marketlisting id $439,990 Active 1 DOM
30. 2026-08-17
    days on market $439,990 Active 124 DOM
31. 2026-08-16
    days on market $439,990 Active 123 DOM
32. 2026-08-15
    days on market $439,990 Active 122 DOM
33. 2026-08-14
    days on market $439,990 Active 121 DOM
34. 2026-08-13
    days on market $439,990 Active 120 DOM
35. 2026-08-12
    days on market $439,990 Active 119 DOM
36. 2026-08-11
    days on market $439,990 Active 118 DOM
37. 2026-08-10
    days on market $439,990 Active 117 DOM
38. 2026-08-09
    days on market $439,990 Active 116 DOM
39. 2026-08-08
    days on market $439,990 Active 115 DOM
40. 2026-08-06
    days on market $439,990 Active 113 DOM
41. 2026-08-05
    days on market $439,990 Active 112 DOM
42. 2026-08-04
    days on market $439,990 Active 111 DOM
43. 2026-08-03
    days on market $439,990 Active 110 DOM
44. 2026-07-31
    days on market $439,990 Active 107 DOM
45. 2026-07-30
    days on market $439,990 Active 105 DOM
46. 2026-07-28
    days on market $439,990 Active 104 DOM
47. 2026-07-26
    days on market $439,990 Active 102 DOM
48. 2026-07-24
    days on market $439,990 Active 100 DOM
49. 2026-07-23
    days on market $439,990 Active 99 DOM
50. 2026-07-22
    days on market $439,990 Active 98 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°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: $20,954
• − Mortgage interest: −$29,349
• − Property taxes: −$7,859
• − Insurance: −$2,620
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$15,242
• Taxable loss: −$37,468
• Est. tax savings @ 24.0%: +$8,992
• After-tax cash flow: $-17,904/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.

Condition & rehab AI · 5 photos

Good 80/100 Cosmetic rehab Est. rehab $14,485–$43,455 screening

This two-story home is in good condition with a good exterior, interior, and landscaping. It is move-in ready and would benefit from a fresh coat of paint and some landscaping improvements to enhance its curb appeal and attract potential buyers.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and the home's overall appearance. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers. ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and attract potential buyers. ↑
• Rental HVAC maintenance — A well-maintained HVAC system can attract tenants and reduce utility costs. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Potranco El D+ TX #833/4,322 Nat'l #12,398/41,679 Middle Medina Valley Middle C- TX #400/1,662 Nat'l #3,953/14,009 High Medina Valley H S F TX #652/1,632 Nat'l #6,890/17,239

Schools (NCES district)

• District: Medina Valley ISD
• NCES district ID: 4830060
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $60,596
• Composite: 44.2/100
• National rank: #2851
• State rank: #148 of 826 in TX

B Composite livability gradescore 73/100

Livability — Castroville

• Score: 73/100
• State rank: #212
• US rank: #5267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Medina · 54,332 people
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 9,494
• Household income: $102,724
• Rent vs Own: 15.0% rent · 85.0% own
• Severe rent burden: 2% of renters

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Population outlook (Medina County) Hauer SSP2

• Today (2025): 54,332 people
• By 2030: 57,250 · +5.4%
• By 2040: 62,563 · +15.1%
• By 2050: 67,386 · +24.0%
• By 2075: 79,538 · +46.4%
• By 2100: 84,624 · +55.8%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 52% White 37% Two or more races 29% Black 4% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 41% Puerto Rican 3%
• Common ancestry: Albanian 6% Lithuanian 5% Slovak 2%
• Foreign-born: 9% · Canada
• Languages at home: 74% English-only · Spanish 24% Other Indo-European 1%

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Political lean MEDSL · Medina

• 2024 margin: Solid R (+42.8) · D 28.2% · R 71.0%
• 2008→2024 swing: -8.9pp toward R · 2008: -33.9pp · 2024: -42.8pp
• All cycles: 2024: R+42.8 2020: R+39.2 2016: R+43.2 2012: R+39.2 2008: R+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.81%
• Current HPI: 212.1813
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• Financial info: List price $439,990

Exterior

• Parking: 3 parking spaces (including 3-car garage)
• Home design: Dumont plan
• Exterior features: Living area approximately 2,897

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Active new-construction plan (Dumont)