609 French St · Encinal, TX 78019

$90,000

4 bd · 1.0 ba · 2,688 sqft · SingleFamily public records · 32 Days on market

Built 1997 1.00 ac lot ↓ 45% 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
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 1 acre lot
• Built 1997
• Listed 31 days

Property features AI

Exterior

• Utilities: Public water; Propane service
• Home design: Residential mobile home; Single-story
• Construction: Built on slab foundation
• Exterior features: Level lot

Interior

• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating system
• Interior features: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#788 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Cotulla ISD (town): math 29% / reading 33% proficiency, ranked #625 of 826 in TX (top 76%) — 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.
• Zoned schools: Ramirez-Burks El (math 35% / reading 30%, grade F, #2,234 of 4,322 statewide, top 52%, 478 students, 87% FRL); Frank Newman Middle (math 31% / reading 34%, grade F, #947 of 1,662 statewide, top 58%, 273 students, 82% FRL); Cotulla H S (math 12% / reading 37%, grade F, #1,264 of 1,632 statewide, top 82%, 345 students, 83% FRL).
• Market conditions: 16 active listings in the ZIP; 8 units permitted in La Salle County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• La Salle County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, 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 32 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: severe wind risk, 80% 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.53% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.62%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.9%
• Equity multiple: 2.58×
• Total profit: $39,785
• Equity at exit: $40,468

10-year hold

• IRR: 28.4%
• Equity multiple: 5.01×
• Total profit: $101,158
• Equity at exit: $62,366

Cash invested: $25,200 (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 78019

• Active inventory: 16
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$122 /mo · $1,470/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $454

Break-even live

Break-even rent $800

Max offer price $90,000

Occupancy floor 62%

Sensitivity live

Price	-10% $505	-5% $479	+0% $454	+5% $429	+10% $403
Rent	-10% $345	-5% $400	+0% $454	+5% $508	+10% $563
Rate	-1.0pp $499	-0.5pp $477	base $454	+0.5pp $431	+1.0pp $407

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-15
   days on market $90,000 Active 32 DOM
2. 2026-06-13
   days on market $90,000 Active 30 DOM
3. 2026-06-12
   days on market $90,000 Active 29 DOM
4. 2026-06-09
   days on market $90,000 Active 26 DOM
5. 2026-06-08
   days on market $90,000 Active 25 DOM
6. 2026-06-08
   days on market $90,000 Active 24 DOM
7. 2026-06-05
   days on market $90,000 Active 22 DOM
8. 2026-06-03
   days on market $90,000 Active 20 DOM
9. 2026-06-02
   days on market $90,000 Active 19 DOM
10. 2026-06-01
    days on market $90,000 Active 18 DOM
11. 2026-05-31
    days on market $90,000 Active 17 DOM
12. 2026-04-23
    listed $90,000 Active
13. 2025-10-20
    listed $112,500 Active
14. 2025-07-22
    price $130,000
15. 2025-06-13
    listed $165,000 Active
16. 2025-05-01
    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: $1,470 · $122/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$177/yr (+$15/mo · 12.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $16,496
• − Mortgage interest: −$5,041
• − Property taxes: −$1,470
• − Insurance: −$450
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$2,618
• Taxable income: $4,277
• Est. tax owed @ 24.0%: −$1,026
• After-tax cash flow: $4,422/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: Cotulla ISD
• NCES district ID: 4815400
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 33% ▼ -4.00%
• Median HH income: $35,728
• Composite: 25.66/100
• National rank: #7398
• State rank: #625 of 826 in TX

Livability — Encinal

• Score: 64/100
• State rank: #788
• US rank: #14415

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,575

Population outlook (La Salle County) Hauer SSP2

• Today (2025): 9,215 people
• By 2030: 10,075 · +9.3%
• By 2040: 11,748 · +27.5%
• By 2050: 13,629 · +47.9%
• By 2075: 18,139 · +96.8%
• By 2100: 20,858 · +126.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 38% White 29% Black 3%
• Hispanic origin (detail): Mexican 62%
• Common ancestry: Romanian 1%
• Foreign-born: 17% · Canada
• Languages at home: 40% English-only · Spanish 60%

Political lean MEDSL · La Salle

• 2024 margin: Strong R (+20.5) · D 39.5% · R 60.0%
• 2008→2024 swing: -39.5pp toward R · 2008: 19.0pp · 2024: -20.5pp
• All cycles: 2024: R+20.5 2020: R+11.8 2016: D+12.4 2012: D+18.0 2008: D+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-45.5% since first listed

5 events — show timeline

• 2026-04-23 Listed $90,000 LAOR
• 2025-10-20 Listed $112,500 LAOR
• 2025-07-22 Price Changed $130,000 LAOR
• 2025-06-13 Listed $165,000 LAOR
• 2025-05-01 Sold (Public Records) — Public Records

Property tax history

+15.7%/yr

Latest (2025): $1,470 · -4.5% YoY. Source: county tax records.