718 E Copano St · Mathis, TX 78368

$50,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 22 Days on market

Built 1952 7,500 sqft lot $53/sqft · 36% below area Est $78k · 36% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.2/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great investment opportunity at 718 E Copano St in Mathis, TX! This 2-bedroom, 1-bath home offers approximately 936 square feet & is an investor-owned foreclosure currently mid-renovation. The property features an open layout, unfinished concrete flooring throughout most areas & updated windows through most of the home. Much of the initial interior work has already been started, making this an excellent value-add opportunity for an investor or buyer ready to complete the project. Seller prefers owner financing, providing a flexible purchase option, but will hear out realistic cash offers. Property is being sold as-is, where-is. Owner financing available with minimum down payment required; additional terms available upon request.

Key facts

• Updated windows
• Mid-renovation
• Open layout

Tags

• OPEN LAYOUT
• UNFINISHED CONCRETE FLOORING
• UPDATED WINDOWS
• MID-RENOVATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($981 rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#622 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Mathis ISD (town): math 29% / reading 42% proficiency, ranked #528 of 826 in TX (top 64%) — 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: 110 active listings in the ZIP; 344 units permitted in San Patricio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($346 loan paydown + $2k appreciation (4.4% local appreciation)).
• San Patricio County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.96% ✓
• Cap rate: 16.59%
• Cash-on-cash: 36.79%
• DSCR: 2.64
• GRM: 4.2

CMA / ARV

• ARV (median comp): $78,385
• List price: $50,000
• Delta: -36.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

4.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.5%
• Equity multiple: 3.65×
• Total profit: $37,150
• Equity at exit: $26,498

10-year hold

• IRR: 43.0%
• Equity multiple: 7.40×
• Total profit: $89,584
• Equity at exit: $44,280

Cash invested: $14,000 (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 78368

• Home prices YoY: 4.7%
• Active inventory: 110
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $981 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $429

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 51%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-13
   status Pending 750-char remark

   Show marketing remark (750 chars)

   Great investment opportunity at 718 E Copano St in Mathis, TX! This 2-bedroom, 1-bath home offers approximately 936 square feet & is an investor-owned foreclosure currently mid-renovation. The property features an open layout, unfinished concrete flooring throughout most areas & updated windows through most of the home. Much of the initial interior work has already been started, making this an excellent value-add opportunity for an investor or buyer ready to complete the project. Seller prefers owner financing, providing a flexible purchase option, but will hear out realistic cash offers. Property is being sold as-is, where-is. Owner financing available with minimum down payment required; additional terms available upon request.

2. 2026-04-21
   listed $50,000 Active 750-char remark

   Show marketing remark (750 chars)

   Great investment opportunity at 718 E Copano St in Mathis, TX! This 2-bedroom, 1-bath home offers approximately 936 square feet & is an investor-owned foreclosure currently mid-renovation. The property features an open layout, unfinished concrete flooring throughout most areas & updated windows through most of the home. Much of the initial interior work has already been started, making this an excellent value-add opportunity for an investor or buyer ready to complete the project. Seller prefers owner financing, providing a flexible purchase option, but will hear out realistic cash offers. Property is being sold as-is, where-is. Owner financing available with minimum down payment required; additional terms available upon request.

3. 2014-05-15
   soldstatus

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $11,769
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$941
• − Management: −$941
• − Depreciation: −$1,455
• Taxable income: $4,630
• Est. tax owed @ 24.0%: −$1,111
• After-tax cash flow: $4,039/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: Mathis ISD
• NCES district ID: 4829400
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $36,954
• Composite: 29.47/100
• National rank: #6509
• State rank: #528 of 826 in TX

Livability — Mathis

• Score: 66/100
• State rank: #622
• US rank: #11847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mathis, TX
• Population (ZIP): 9,474

Population outlook (San Patricio County) Hauer SSP2

• Today (2025): 75,538 people
• By 2030: 79,575 · +5.3%
• By 2040: 87,670 · +16.1%
• By 2050: 96,107 · +27.2%
• By 2075: 117,984 · +56.2%
• By 2100: 130,010 · +72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 33% Two or more races 32%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Romanian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 60% English-only · Spanish 39%

Political lean MEDSL · San Patricio

• 2024 margin: Solid R (+36.4) · D 31.4% · R 67.8%
• 2008→2024 swing: -19.8pp toward R · 2008: -16.6pp · 2024: -36.4pp
• All cycles: 2024: R+36.4 2020: R+29.1 2016: R+24.1 2012: R+20.6 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.39%
• Current HPI: 98.6577
• 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

3 events — show timeline

• 2026-05-13 Pending — CBMLS
• 2026-04-21 Listed $50,000 CBMLS
• 2014-05-15 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,758 · +18.0% YoY. Source: county tax records.