599 Commercial St · Eagle Pass, TX 78852

$119,000

1 bd · 2.0 ba · 1,416 sqft · SingleFamily public records · 13 Days on market

Built 1950 10,484 sqft lot $84/sqft · 42% below area Est $205k · 42% under

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Why this score? — see what drove the C- 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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

NEW LISTING ON COMMERCIAL ST / Property in need of significant repairs or tear down / Ideal for Investors / First house with 1,416 sqft / Second home with 230 sqft / Cash offers only / Seller will not make any repairs / Property is SOLD AS-IS / Call Listing Agent for any information or to tour this property. ; Original MLS#: 83166; Age Range: 51+ Yrs; Appraisal District ID: 5745; Apx Bsmt SqFt: 0; Apx Lot Size SqFt: 10487.00; Qualify: No

Key facts

• 0.24 acre lot
• Built 1950
• Listed 12 days

Property features AI

Finance

• Other: Listing broker: Keller Williams Laredo; Listing agent: Alma Chapa — [phone]
• Financial info: Down payment assistance not indicated

Exterior

• Utilities: City water/sewer
• Home design: Commercial property
• Construction: Siding exterior; Metal roof; Slab foundation; Built on a 0.2407-acre lot
• Exterior features: Paved street

Interior

• Bathrooms: One full bathroom
• Interior features: One living area

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (3.7% below list).
• Recommended offer: $115k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.4% in Eagle Pass — 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 73/100 on livability (#227 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, schools D, commute F.
• Eagle Pass ISD (town): math 15% / reading 28% proficiency, ranked #774 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 462 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 66 units permitted in Maverick County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Maverick County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,649 (3.7% below list)

Questions for the listing agent

1. Built in 1950 — 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 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?
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: 0.96% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.17
• GRM: 8.6

CMA / ARV

• ARV (median comp): $205,148
• List price: $119,000
• Delta: -41.99%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
722 Commercial St	0.14mi	2/2.0 (+1)	1,480 (+4%)	24mo	$160,000	$108	61

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

Projected returns pro-forma

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

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-12,334
• Equity at exit: $17,743

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-1,788
• Equity at exit: $10,289

Cash invested: $33,320 (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 78852

• Home prices YoY: -27.5%
• Active inventory: 462
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,146 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$123 /mo · $1,476/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $109

Break-even live

Break-even rent $1,008

Max offer price $119,000

Occupancy floor 85%

Sensitivity live

Price	-10% $176	-5% $143	+0% $109	+5% $75	+10% $42
Rent	-10% $19	-5% $64	+0% $109	+5% $154	+10% $200
Rate	-1.0pp $169	-0.5pp $139	base $109	+0.5pp $78	+1.0pp $47

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
475 Jefferson St Unit 1 Eagle Pass, TX	2.0	2.0	900	$1,200	$1.33	44d	1	0.27mi
130 N Adams St Unit 1 Eagle Pass, TX	2.0	2.0	1250	$1,100	$0.88	44d	1	0.42mi
1454 E Garrison St Unit 1 Eagle Pass, TX	2.0	1.0	1034	$1,650	$1.60	44d	1	0.90mi

Listing history 20 events

1. 2026-06-21
   days on market $119,000 Active 13 DOM
2. 2026-06-19
   days on market $119,000 Active 11 DOM
3. 2026-06-18
   days on market $119,000 Active 10 DOM
4. 2026-06-17
   days on market $119,000 Active 9 DOM
5. 2026-06-16
   days on market $119,000 Active 8 DOM
6. 2026-06-15
   days on market $119,000 Active 7 DOM
7. 2026-06-14
   days on market $119,000 Active 5 DOM
8. 2026-06-13
   days on market $119,000 Active 4 DOM
9. 2026-06-10
   days on market $119,000 Active 2 DOM
10. 2026-06-09
    remarks 442-char remark
11. 2026-06-09
    days on marketlisting id $119,000 Active 1 DOM
12. 2026-06-08
    days on market $119,000 Active 94 DOM
13. 2026-06-07
    days on market $119,000 Active 93 DOM
14. 2026-06-05
    days on market $119,000 Active 90 DOM
15. 2026-06-02
    days on market $119,000 Active 88 DOM
16. 2026-06-01
    days on market $119,000 Active 87 DOM
17. 2026-05-31
    days on market $119,000 Active 86 DOM
18. 2026-05-30
    days on market $119,000 Active 85 DOM
19. 2026-03-06
    listed $119,000 Active 310-char remark
20. 2003-12-19
    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: $1,476 · $123/mo
• Projected year-2 tax: $2,178 · $181/mo
• Expected delta: +$702/yr (+$58/mo · 47.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $13,758
• − Mortgage interest: −$6,666
• − Property taxes: −$1,476
• − Insurance: −$595
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$3,462
• Taxable loss: −$642
• Est. tax savings @ 24.0%: +$154
• After-tax cash flow: $1,463/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: Eagle Pass ISD
• NCES district ID: 4817730
• Math proficiency: 15% ▼ -41.00%
• Reading proficiency: 28% ▼ -18.00%
• Median HH income: $32,967
• Composite: 17.48/100
• National rank: #9057
• State rank: #774 of 826 in TX

Livability — Eagle Pass

• Score: 73/100
• State rank: #227
• US rank: #5530

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle Pass, TX
• County: Maverick County · 57,434 people
• City population: 57,434
• Metro: Eagle Pass, TX
• Population (ZIP): 57,434
• Household income: $49,954
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 822.0

Population outlook (Maverick County) Hauer SSP2

• Today (2025): 62,919 people
• By 2030: 65,440 · +4.0%
• By 2040: 70,229 · +11.6%
• By 2050: 74,218 · +18.0%
• By 2075: 80,765 · +28.4%
• By 2100: 76,268 · +21.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 53% White 3% Native American 2%
• Hispanic origin (detail): Mexican 91% Puerto Rican 1%
• Foreign-born: 30% · Canada
• Languages at home: 11% English-only · Spanish 88%

Political lean MEDSL · Maverick

• 2024 margin: R (+18.5) · D 40.5% · R 59.0%
• 2008→2024 swing: -75.5pp toward R · 2008: 57.0pp · 2024: -18.5pp
• All cycles: 2024: R+18.5 2020: D+9.4 2016: D+55.8 2012: D+58.0 2008: D+57.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.62%
• Current HPI: 172.9298
• Rent YoY: —
• Metro: Eagle Pass, TX
• 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

2 events — show timeline

• 2026-03-06 Listed $119,000 LERA
• 2003-12-19 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,476 · -0.9% YoY. Source: county tax records.