315 N Ave N · Post, TX 79356

$149,000

4 bd · 2.0 ba · 2,280 sqft · SingleFamily · 20 Days on market

Built 2013 0.28 ac lot

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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 +10.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautiful home on 1/3 acre in Post ISD! This well-maintained 4-bedroom, 2-bath home features two spacious living areas and an open floor plan designed for comfortable everyday living. Situated on two lots totaling approximately 1/3 acre, this property offers plenty of room to build a shop, create your ideal outdoor space, or tackle future projects. A wonderful place to call home in a desirable Post ISD location.

Key facts

• 0.28 acre lot
• Built 2013
• Listed 20 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electricity available and connected
• Home design: Single family residence; Single-story; Updated / remodeled
• Construction: Vinyl siding; Pillar/post/pier foundation; Composition roof; Built as residential single-family
• Exterior features: Front porch; Side porch; Storm doors

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Bar; Ceiling fans; Double vanity in bath; Laminate countertops; Open floor plan; Pantry; Walk-in closets
• Laundry & utility: Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-73 ($-880/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (18.8% below list).
• Recommended offer: $121k (18.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#502 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: employment C-, crime F, amenities F.
• Post ISD (town): math 34% / reading 33% proficiency, ranked #545 of 826 in TX (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Post El (math 42% / reading 37%, grade F, #1,545 of 4,322 statewide, top 38%, 341 students, 76% FRL); Post Middle (math 22% / reading 27%, grade F, #1,279 of 1,662 statewide, top 78%, 183 students, 66% FRL); Post H S (math 74% / reading 54%, grade B-, #199 of 1,632 statewide, top 14%, 217 students, 61% FRL).
• Market conditions: 22 active listings in the ZIP; 5 units permitted in Garza County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (2.2% local appreciation)).
• Garza County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $149k implies a 1390% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,060 (18.8% 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: 0.81% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.11%
• DSCR: 0.91
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.17×
• Total profit: $6,909
• Equity at exit: $60,200

10-year hold

• IRR: 6.8%
• Equity multiple: 1.94×
• Total profit: $39,410
• Equity at exit: $87,802

Cash invested: $41,720 (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 79356

• Home prices YoY: 2.2%
• Active inventory: 22
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,211 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-73

Break-even live

Break-even rent $1,303

Max offer price $138,390

Occupancy floor —

Sensitivity live

Price	-10% $30	-5% $-22	+0% $-73	+5% $-125	+10% $-176
Rent	-10% $-169	-5% $-121	+0% $-73	+5% $-26	+10% $22
Rate	-1.0pp $2	-0.5pp $-35	base $-73	+0.5pp $-112	+1.0pp $-151

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-06
   listed $149,000 Active 415-char remark
2. 2025-10-22
   price $149,000
3. 2013-08-28
   soldstatus $10,000
4. 2009-08-19
   soldstatus
5. 2000-04-07
   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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,527
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$4,335
• Taxable loss: −$3,458
• Est. tax savings @ 24.0%: +$830
• After-tax cash flow: $-50/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: Post ISD
• NCES district ID: 4835490
• Math proficiency: 34% ▼ -3.00%
• Reading proficiency: 33% ▲ 5.00%
• Median HH income: $46,804
• Composite: 28.81/100
• National rank: #6661
• State rank: #545 of 826 in TX

Livability — Post

• Score: 68/100
• State rank: #502
• US rank: #9963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Post, TX
• Population (ZIP): 5,362

Population outlook (Garza County) Hauer SSP2

• Today (2025): 6,497 people
• By 2030: 6,615 · +1.8%
• By 2040: 6,551 · +0.8%
• By 2050: 6,734 · +3.6%
• By 2075: 6,642 · +2.2%
• By 2100: 5,430 · -16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 51% White 36% Two or more races 18% Black 10%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Italian 2% Iranian 1% Slovak 1%
• Foreign-born: 17% · Canada, China, Jamaica
• Languages at home: 60% English-only · Spanish 39% Chinese 1%

Political lean MEDSL · Garza

• 2024 margin: Solid R (+72.6) · D 13.3% · R 85.9%
• 2008→2024 swing: -16.5pp toward R · 2008: -56.1pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+71.5 2016: R+67.7 2012: R+63.4 2008: R+56.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.18%
• Current HPI: 101.9858
• 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

+1390.0% since first listed

6 events — show timeline

• 2026-05-26 Pending — LARMLS
• 2026-05-06 Listed $149,000 LARMLS
• 2025-10-22 Price Changed $149,000 LARMLS
• 2013-08-28 Sold (Public Records) $10,000 Public Records
• 2009-08-19 Sold (Public Records) — Public Records
• 2000-04-07 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2025): $121 · +1.7% YoY. Source: county tax records.