1020 Main St · Blanket, TX 76432

$272,000

3 bd · 1.0 ba · 1,412 sqft · SingleFamily public records · 22 Days on market

0.56 ac lot Est $247k · 10% 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 +11.3/30.0
• Appreciation +6.1/10.0
• DSCR +3.3/10.0
• Livability +3.1/5.0
• ARV discount +3.0/15.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Beautiful, mid 1900's craftsman style home completely taken to the studs and redone. No detail was left out. This is a must see home!

Key facts

• Open-concept kitchen
• Large island
• Walk-in shower

Tags

• CORNER LOT
• OPEN-CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND
• GORGEOUS COUNTERTOP
• WALK-IN SHOWER

Property features AI

Finance

• Other: Multi-parcel: Yes; Will not subdivide
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking for 2 vehicles; 2 carport spaces; Additional parking available
• Security: No smart home features
• Utilities: City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Property attached: Yes; Subdivision: Blanket O T; Facing direction not specified; Entry level not specified
• Construction: Year built not specified
• Exterior features: Corner lot; Acreage

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: No flooring details listed
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Built-in features; One living area; Room count: 2
• Laundry & utility: No specific laundry details listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $272k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (26.5% below list).
• Recommended offer: $200k (26.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#1,023 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D+, employment D, schools F.
• Blanket ISD (rural): math 20% / reading 35% proficiency, ranked #1,046 of 1,141 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 33 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 142 units permitted in Brown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $6k appreciation (2.1% local appreciation)).
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $200,000 (26.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.74% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $247,100
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 Avenue H	0.15mi	3/1.0	1,496 (+6%)	5mo	$37,500	$25	79
316 7th St	0.53mi	3/2.0	1,430 (+1%)	4mo	$240,000	$168	66
300 N Broadway	0.33mi	4/2.0 (+1)	1,300 (-8%)	11mo	$143,000	$110	53
512 Fifth St	0.36mi	3/2.0	1,200 (-15%)	8mo	$259,000	$216	48
413 Fifth St	0.41mi	3/2.0	1,200 (-15%)	18mo	$210,000	$175	36
505 Ave B St	0.61mi	3/2.0	1,200 (-15%)	18mo	$210,000	$175	27

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

Projected returns pro-forma

2.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.18×
• Total profit: $13,897
• Equity at exit: $108,947

10-year hold

• IRR: 7.1%
• Equity multiple: 1.98×
• Total profit: $74,304
• Equity at exit: $158,173

Cash invested: $76,160 (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 76432

• Home prices YoY: 2.0%
• Active inventory: 33
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,426
• Tax from tax record: −$138 /mo · $1,655/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-98

Break-even live

Break-even rent $2,124

Max offer price $254,744

Occupancy floor 100%

Sensitivity live

Price	-10% $56	-5% $-21	+0% $-98	+5% $-175	+10% $-252
Rent	-10% $-256	-5% $-177	+0% $-98	+5% $-19	+10% $60
Rate	-1.0pp $39	-0.5pp $-29	base $-98	+0.5pp $-168	+1.0pp $-240

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: $68,000
• Closing costs: $8,160
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 5th St Blanket, TX	3.0	2.0	1200	$2,000	$1.67	44d	1	0.43mi
409 5th St Blanket, TX	3.0	2.0	1200	$2,000	$1.67	44d	1	0.43mi
200 Main St Blanket, TX	3.0	2.0	1200	$2,000	$1.67	44d	1	0.60mi

Listing history 35 events

1. 2026-06-21
   days on market $272,000 Active 22 DOM
2. 2026-06-18
   days on market $272,000 Active 20 DOM
3. 2026-06-17
   days on market $272,000 Active 19 DOM
4. 2026-06-16
   days on market $272,000 Active 18 DOM
5. 2026-06-15
   days on market $272,000 Active 17 DOM
6. 2026-06-13
   days on market $272,000 Active 15 DOM
7. 2026-06-12
   days on market $272,000 Active 14 DOM
8. 2026-06-09
   days on market $272,000 Active 11 DOM
9. 2026-06-09
   price $272,000 Active 10 DOM
10. 2026-06-08
    days on market $282,500 Active 10 DOM
11. 2026-06-08
    days on market $282,500 Active 9 DOM
12. 2026-06-05
    days on market $282,500 Active 7 DOM
13. 2026-06-03
    days on market $282,500 Active 5 DOM
14. 2026-06-02
    days on market $282,500 Active 4 DOM
15. 2026-06-01
    days on market $282,500 Active 3 DOM
16. 2026-05-31
    days on market $282,500 Active 2 DOM
17. 2026-05-28
    listed $282,500 Active
18. 2022-09-19
    soldstatus Closed 133-char remark

    Show marketing remark (133 chars)

    Beautiful, mid 1900's craftsman style home completely taken to the studs and redone. No detail was left out. This is a must see home!

19. 2022-07-09
    historical Active Contingent 133-char remark

    Show marketing remark (133 chars)

    Beautiful, mid 1900's craftsman style home completely taken to the studs and redone. No detail was left out. This is a must see home!

20. 2022-07-06
    price $211,000 133-char remark

    Show marketing remark (133 chars)

    Beautiful, mid 1900's craftsman style home completely taken to the studs and redone. No detail was left out. This is a must see home!

21. 2022-07-06
    status Active 133-char remark

    Show marketing remark (133 chars)

    Beautiful, mid 1900's craftsman style home completely taken to the studs and redone. No detail was left out. This is a must see home!

22. 2022-04-22
    historical Active Contingent 133-char remark

    Show marketing remark (133 chars)

    Beautiful, mid 1900's craftsman style home completely taken to the studs and redone. No detail was left out. This is a must see home!

23. 2022-04-21
    listed $205,000 Active 133-char remark

    Show marketing remark (133 chars)

    Beautiful, mid 1900's craftsman style home completely taken to the studs and redone. No detail was left out. This is a must see home!

24. 2021-02-19
    historical
25. 2020-07-11
    status Active
26. 2020-05-17
    status Pending
27. 2020-04-04
    price $59,500
28. 2019-02-18
    listed $65,000 Active
29. 2018-04-01
    historical
30. 2017-03-31
    listed $28,500 Active
31. 2017-03-01
    historical
32. 2016-08-30
    listed $28,500 Active
33. 2014-05-28
    soldstatus
34. 2009-06-02
    soldstatus
35. 1992-06-11
    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: $1,655 · $138/mo
• Projected year-2 tax: $4,978 · $415/mo
• Expected delta: +$3,322/yr (+$277/mo · 200.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°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: $24,000
• − Mortgage interest: −$15,236
• − Property taxes: −$1,655
• − Insurance: −$1,360
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$7,913
• Taxable loss: −$6,004
• Est. tax savings @ 24.0%: +$1,441
• After-tax cash flow: $269/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: Blanket ISD
• NCES district ID: 4810380
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $43,678
• Composite: 26.43/100
• National rank: #12649
• State rank: #1046 of 1141 in TX

Livability — Blanket

• Score: 61/100
• State rank: #1023
• US rank: #18174

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blanket, TX
• Population (ZIP): 1,376

Population outlook (Brown County) Hauer SSP2

• Today (2025): 38,381 people
• By 2030: 38,288 · -0.2%
• By 2040: 38,120 · -0.7%
• By 2050: 38,227 · -0.4%
• By 2075: 39,362 · +2.6%
• By 2100: 39,171 · +2.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 17% Two or more races 14%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 24% Slovak 2% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Brown

• 2024 margin: Solid R (+73.9) · D 12.7% · R 86.6%
• 2008→2024 swing: -12.5pp toward R · 2008: -61.5pp · 2024: -73.9pp
• All cycles: 2024: R+73.9 2020: R+72.6 2016: R+74.5 2012: R+71.7 2008: R+61.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.11%
• Current HPI: 107.4171
• 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

+891.2% since first listed

19 events — show timeline

• 2026-05-28 Listed $282,500 NTREIS
• 2022-09-19 Sold (MLS) — NTREIS
• 2022-07-09 Contingent — NTREIS
• 2022-07-06 Price Changed $211,000 NTREIS
• 2022-07-06 Relisted — NTREIS
• 2022-04-22 Contingent — NTREIS
• 2022-04-21 Listed $205,000 NTREIS
• 2021-02-19 Listing Removed — NTREIS
• 2020-07-11 Relisted — NTREIS
• 2020-05-17 Pending — NTREIS
• 2020-04-04 Price Changed $59,500 NTREIS
• 2019-02-18 Listed $65,000 NTREIS
• 2018-04-01 Listing Removed — NTREIS
• 2017-03-31 Listed $28,500 NTREIS
• 2017-03-01 Listing Removed — NTREIS
• 2016-08-30 Listed $28,500 NTREIS
• 2014-05-28 Sold (Public Records) — Public Records
• 2009-06-02 Sold (Public Records) — Public Records
• 1992-06-11 Sold (Public Records) — Public Records

Property tax history

+22.0%/yr

Latest (2025): $1,655 · +7.5% YoY. Source: county tax records.