1606 Tayloe Ave · Sonora, TX 76950

$49,900

2 bd · 1.0 ba · 600 sqft · SingleFamily public records · 396 Days on market

Built 1980 10,454 sqft lot $83/sqft · 13% below area Est $71k · 29% under ↓ 9% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Appreciation +6.9/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Calling all investors! This property is located very close to Sonora High School and could easily be updated for permanent or temporary use. The kitchen area was updated recently, and the appliances convey. Also, there is a cellar area under the house. The trailer house (to be vacated) and storage building that are on the property will convey with the sale. AS IS only!

Key facts

• Storage building
• Appliances convey
• 0.24 acre lot

Tags

• KITCHEN AREA WAS UPDATED
• APPLIANCES CONVEY
• CELLAR AREA UNDER THE HOUSE
• STORAGE BUILDING

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 $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($739 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#83 in TX, #2,963 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment C-, amenities F.
• Sonora ISD (town): math 52% / reading 46% proficiency, ranked #189 of 826 in TX (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 50 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($345 loan paydown + $2k appreciation (3.7% local appreciation)).
• Sutton County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 396 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 396 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.48% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.83%
• DSCR: 1.79
• GRM: 5.6

CMA / ARV

• ARV (median comp): $70,689
• List price: $49,900
• Delta: -29.41%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

3.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 2.52×
• Total profit: $21,223
• Equity at exit: $24,521

10-year hold

• IRR: 25.9%
• Equity multiple: 4.92×
• Total profit: $54,720
• Equity at exit: $39,496

Cash invested: $13,972 (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 76950

• Home prices YoY: 3.2%
• Active inventory: 50
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $739 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$93 /mo · $1,120/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$155
• Net cashflow: $208

Break-even live

Break-even rent $476

Max offer price $49,900

Occupancy floor 67%

Sensitivity live

Price	-10% $236	-5% $222	+0% $208	+5% $193	+10% $179
Rent	-10% $149	-5% $178	+0% $208	+5% $237	+10% $266
Rate	-1.0pp $233	-0.5pp $220	base $208	+0.5pp $195	+1.0pp $182

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-12
   days on market $49,900 Active 396 DOM
2. 2026-06-09
   days on market $49,900 Active 393 DOM
3. 2026-06-08
   days on market $49,900 Active 392 DOM
4. 2026-06-08
   days on market $49,900 Active 391 DOM
5. 2026-06-07
   days on market $49,900 Active 390 DOM
6. 2026-06-03
   days on market $49,900 Active 387 DOM
7. 2026-06-02
   days on market $49,900 Active 386 DOM
8. 2026-06-01
   days on market $49,900 Active 385 DOM
9. 2026-05-31
   days on market $49,900 Active 384 DOM
10. 2025-11-13
    status Active 372-char remark

    Show marketing remark (372 chars)

    Calling all investors! This property is located very close to Sonora High School and could easily be updated for permanent or temporary use. The kitchen area was updated recently, and the appliances convey. Also, there is a cellar area under the house. The trailer house (to be vacated) and storage building that are on the property will convey with the sale. AS IS only!

11. 2025-11-13
    price $49,900 372-char remark

    Show marketing remark (372 chars)

    Calling all investors! This property is located very close to Sonora High School and could easily be updated for permanent or temporary use. The kitchen area was updated recently, and the appliances convey. Also, there is a cellar area under the house. The trailer house (to be vacated) and storage building that are on the property will convey with the sale. AS IS only!

12. 2025-04-15
    listed $55,000 Active 372-char remark

    Show marketing remark (372 chars)

    Calling all investors! This property is located very close to Sonora High School and could easily be updated for permanent or temporary use. The kitchen area was updated recently, and the appliances convey. Also, there is a cellar area under the house. The trailer house (to be vacated) and storage building that are on the property will convey with the sale. AS IS only!

ⓘ 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: $1,120 · $93/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $8,862
• − Mortgage interest: −$2,795
• − Property taxes: −$1,120
• − Insurance: −$250
• − Repairs & maintenance: −$709
• − Management: −$709
• − Depreciation: −$1,452
• Taxable income: $1,828
• Est. tax owed @ 24.0%: −$439
• After-tax cash flow: $2,053/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: Sonora ISD
• NCES district ID: 4840800
• Math proficiency: 52% ▼ -4.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $54,215
• Composite: 42.39/100
• National rank: #3239
• State rank: #189 of 826 in TX

Livability — Sonora

• Score: 77/100
• State rank: #83
• US rank: #2963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sonora, TX
• Population (ZIP): 3,490

Population outlook (Sutton County) Hauer SSP2

• Today (2025): 3,727 people
• By 2030: 3,569 · -4.2%
• By 2040: 3,220 · -13.6%
• By 2050: 2,868 · -23.0%
• By 2075: 2,070 · -44.5%
• By 2100: 1,313 · -64.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% White 36% Two or more races 9%
• Hispanic origin (detail): Mexican 58% Cuban 3%
• Common ancestry: Serbian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 11% · Canada
• Languages at home: 52% English-only · Spanish 48%

Political lean MEDSL · Sutton

• 2024 margin: Solid R (+67.1) · D 16.3% · R 83.4%
• 2008→2024 swing: -15.9pp toward R · 2008: -51.2pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+57.8 2016: R+53.9 2012: R+49.8 2008: R+51.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.73%
• Current HPI: 119.0271
• 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

-9.3% since first listed

3 events — show timeline

• 2025-11-13 Relisted — SAAR TX
• 2025-11-13 Price Changed $49,900 SAAR TX
• 2025-04-15 Listed $55,000 SAAR TX

Property tax history

+2.3%/yr

Latest (2025): $1,120 · -7.2% YoY. Source: county tax records.