501 W Terrell Ave · Cooper, TX 75432

$47,000

3 bd · 2.0 ba · 1,954 sqft · SingleFamily public records · 162 Days on market

Built 1952 0.39 ac lot $24/sqft · 75% below area ↓ 42% since listing

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Small town living! Three-bedroom two bath home on corner lot. Includes formal living and dining, den, kitchen with breakfast area, three roomy bedrooms, two baths, single car garage, fenced backyard with large trees and storage building. Patio off master bedroom. This home is priced to sell and would make a great investment or rehab project. Come check it out before it is gone. There is a lot of house for the money here. Sold AS-IS.

Key facts

• Storage building
• Fenced backyard
• Corner lot

Tags

• CORNER LOT
• FENCED BACKYARD
• STORAGE BUILDING
• PATIO OFF MASTER BEDROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $41k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.7% vs local median 3.6% in Cooper — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 54/100 on livability (#1,394 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D+, amenities F, commute F.
• Cooper ISD (rural): math 31% / reading 42% proficiency, ranked #497 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 93 active listings in the ZIP; 7 units permitted in Delta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($325 loan paydown + $3k appreciation (6.6% local appreciation)).
• Delta County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, 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 162 days — a 12% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $48k (51%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $41,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.50% ✓
• Cap rate: 21.72%
• Cash-on-cash: 55.11%
• DSCR: 3.45
• GRM: 3.3

CMA / ARV

• ARV (median comp): $190,976
• List price: $47,000
• Delta: -75.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
955 Georgia Dr	0.26mi	4/3.0 (+1)	1,803 (-8%)	1mo	$215,000	$119	65
200 NW 1st St	0.56mi	3/2.0	1,844 (-6%)	1mo	$125,000	$68	64
420 Fm 1528	0.37mi	3/2.0	1,778 (-9%)	10mo	$375,000	$211	59
550 W Waco St	0.33mi	3/2.0	2,190 (+12%)	8mo	$179,000	$82	58
1310 9th St	0.34mi	2/2.0 (-1)	2,155 (+10%)	9mo	$188,900	$88	55
201 E Fort Worth Ave	0.48mi	4/2.0 (+1)	1,861 (-5%)	14mo	$187,500	$101	54
700 SW 8th St	0.15mi	4/3.0 (+1)	2,194 (+12%)	14mo	$225,000	$103	52
119 Horseshoe Dr	0.73mi	3/2.0	2,052 (+5%)	9mo	$219,000	$107	50

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

Projected returns pro-forma

6.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 64.2%
• Equity multiple: 5.09×
• Total profit: $53,853
• Equity at exit: $31,429

10-year hold

• IRR: 60.6%
• Equity multiple: 10.72×
• Total profit: $127,901
• Equity at exit: $58,696

Cash invested: $13,160 (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 75432

• Home prices YoY: 2.9%
• Active inventory: 93
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$246
• Tax est. 1.5%: −$59 /mo · $705/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $604

Break-even live

Break-even rent $411

Max offer price $47,000

Occupancy floor 44%

Sensitivity live

Price	-10% $637	-5% $621	+0% $604	+5% $588	+10% $572
Rent	-10% $511	-5% $558	+0% $604	+5% $651	+10% $697
Rate	-1.0pp $628	-0.5pp $616	base $604	+0.5pp $592	+1.0pp $580

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $47,000 Active 162 DOM
2. 2026-06-18
   days on market $47,000 Active 161 DOM
3. 2026-06-17
   days on market $47,000 Active 160 DOM
4. 2026-06-17
   price $47,000 Active 159 DOM
5. 2026-06-16
   days on market $55,000 Active 159 DOM
6. 2026-06-15
   days on market $55,000 Active 158 DOM
7. 2026-06-14
   days on market $55,000 Active 156 DOM
8. 2026-06-12
   days on market $55,000 Active 155 DOM
9. 2026-06-09
   days on market $55,000 Active 152 DOM
10. 2026-06-08
    days on market $55,000 Active 151 DOM
11. 2026-06-07
    days on market $55,000 Active 150 DOM
12. 2026-06-07
    days on market $55,000 Active 149 DOM
13. 2026-06-03
    days on market $55,000 Active 146 DOM
14. 2026-06-02
    days on market $55,000 Active 145 DOM
15. 2026-06-01
    days on market $55,000 Active 144 DOM
16. 2026-05-31
    days on market $55,000 Active 143 DOM
17. 2026-05-30
    days on market $55,000 Active 142 DOM
18. 2026-05-14
    price $55,000 436-char remark

    Show marketing remark (436 chars)

    Small town living! Three-bedroom two bath home on corner lot. Includes formal living and dining, den, kitchen with breakfast area, three roomy bedrooms, two baths, single car garage, fenced backyard with large trees and storage building. Patio off master bedroom. This home is priced to sell and would make a great investment or rehab project. Come check it out before it is gone. There is a lot of house for the money here. Sold AS-IS.

19. 2026-04-30
    price $65,000 436-char remark

    Show marketing remark (436 chars)

    Small town living! Three-bedroom two bath home on corner lot. Includes formal living and dining, den, kitchen with breakfast area, three roomy bedrooms, two baths, single car garage, fenced backyard with large trees and storage building. Patio off master bedroom. This home is priced to sell and would make a great investment or rehab project. Come check it out before it is gone. There is a lot of house for the money here. Sold AS-IS.

20. 2026-03-06
    price $85,000 436-char remark

    Show marketing remark (436 chars)

    Small town living! Three-bedroom two bath home on corner lot. Includes formal living and dining, den, kitchen with breakfast area, three roomy bedrooms, two baths, single car garage, fenced backyard with large trees and storage building. Patio off master bedroom. This home is priced to sell and would make a great investment or rehab project. Come check it out before it is gone. There is a lot of house for the money here. Sold AS-IS.

21. 2026-01-07
    listed $95,000 Active 436-char remark

    Show marketing remark (436 chars)

    Small town living! Three-bedroom two bath home on corner lot. Includes formal living and dining, den, kitchen with breakfast area, three roomy bedrooms, two baths, single car garage, fenced backyard with large trees and storage building. Patio off master bedroom. This home is priced to sell and would make a great investment or rehab project. Come check it out before it is gone. There is a lot of house for the money here. Sold AS-IS.

22. 2014-11-03
    soldstatus Sold 313-char remark

    Show marketing remark (313 chars)

    Well-maintained mid-century three bedroom two bath home on corner lot. Includes formal living and dining, den, kitchen with breakfast area, three roomy bedrooms, two baths, single car garage, fenced backyard with large trees and storage building. Patio off master bedroom. Seller ready to sell. Please make offer.

23. 2014-04-08
    listed Active Contingent 313-char remark

    Show marketing remark (313 chars)

    Well-maintained mid-century three bedroom two bath home on corner lot. Includes formal living and dining, den, kitchen with breakfast area, three roomy bedrooms, two baths, single car garage, fenced backyard with large trees and storage building. Patio off master bedroom. Seller ready to sell. Please make offer.

24. 1993-05-01
    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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,115
• − Mortgage interest: −$2,633
• − Property taxes: −$705
• − Insurance: −$235
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$1,367
• Taxable income: $6,916
• Est. tax owed @ 24.0%: −$1,660
• After-tax cash flow: $5,593/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: Cooper ISD
• NCES district ID: 4815150
• Math proficiency: 31% ▼ -14.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $41,544
• Composite: 30.75/100
• National rank: #6160
• State rank: #497 of 826 in TX

Livability — Cooper

• Score: 54/100
• State rank: #1394
• US rank: #23910

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cooper, TX
• Population (ZIP): 3,299

Population outlook (Delta County) Hauer SSP2

• Today (2025): 5,168 people
• By 2030: 5,108 · -1.2%
• By 2040: 4,960 · -4.0%
• By 2050: 4,832 · -6.5%
• By 2075: 4,402 · -14.8%
• By 2100: 3,893 · -24.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 12% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Lithuanian 2% Slovak 1% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Delta

• 2024 margin: Solid R (+69.7) · D 14.9% · R 84.7%
• 2008→2024 swing: -24.4pp toward R · 2008: -45.3pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+67.9 2016: R+63.0 2012: R+53.0 2008: R+45.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.63%
• Current HPI: 236.9612
• 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

-42.1% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $55,000 NTREIS
• 2026-04-30 Price Changed $65,000 NTREIS
• 2026-03-06 Price Changed $85,000 NTREIS
• 2026-01-07 Listed $95,000 NTREIS
• 2014-11-03 Sold (MLS) — NTREIS
• 2014-04-08 Listed — NTREIS
• 1993-05-01 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,462 · +25.7% YoY. Source: county tax records.