110 N Cotton Belt Ave · Gustine, TX 76455

$47,529

3 bd · 2.0 ba · 962 sqft · SingleFamily public records · 409 Days on market

Built 1920 0.38 ac lot $49/sqft · 65% below area

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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 +6.8/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

INVESTORS! We have a handy-man special home with 3 bedrooms and 2 baths. This location has easy access to Hwy. 36 and close to neighborhood stores. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream investment.

Key facts

• 0.38 acre lot
• Built 1920
• Listed 409 days

Tags

• EASY ACCESS TO HWY 36
• CLOSE TO NEIGHBORHOOD STORES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,143 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: employment D+, health & safety D+, schools D-.
• Gustine ISD (rural): math 45% / reading 35% proficiency, ranked #730 of 1,141 in TX (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 34 active listings in the ZIP; 4 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($329 loan paydown + $2k appreciation (3.6% local appreciation)).
• Comanche County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 409 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $6k; list at $48k implies a 762% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $41,825 (12.0% below list)

Questions for the listing agent

1. It's been on market 409 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 1920 — 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. 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?
7. 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.
8. 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.
9. 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: 2.14% ✓
• Cap rate: 19.19%
• Cash-on-cash: 46.07%
• DSCR: 3.05
• GRM: 3.9

CMA / ARV

• ARV (median comp): $136,707
• List price: $47,529
• Delta: -65.23%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 S Cotton Belt	0.11mi	3/2.0	1,040 (+8%)	11mo	$169,000	$163	72

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

Projected returns pro-forma

3.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.1%
• Equity multiple: 3.99×
• Total profit: $39,816
• Equity at exit: $23,031

10-year hold

• IRR: 51.2%
• Equity multiple: 8.08×
• Total profit: $94,258
• Equity at exit: $36,842

Cash invested: $13,308 (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 76455

• Home prices YoY: 3.1%
• Active inventory: 34
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,016 medium
• Mortgage (P&I): −$249
• Tax from tax record: −$23 /mo · $275/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $511

Break-even live

Break-even rent $370

Max offer price $47,529

Occupancy floor 45%

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: $11,882
• Closing costs: $1,426
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $47,529 Active 409 DOM
2. 2026-06-17
   days on market $47,529 Active 408 DOM
3. 2026-06-16
   days on market $47,529 Active 407 DOM
4. 2026-06-15
   days on market $47,529 Active 406 DOM
5. 2026-06-13
   days on market $47,529 Active 404 DOM
6. 2026-06-12
   days on market $47,529 Active 403 DOM
7. 2026-06-09
   days on market $47,529 Active 400 DOM
8. 2026-06-08
   days on market $47,529 Active 399 DOM
9. 2026-06-08
   days on market $47,529 Active 398 DOM
10. 2026-06-05
    days on market $47,529 Active 396 DOM
11. 2026-06-03
    days on market $47,529 Active 394 DOM
12. 2026-06-02
    days on market $47,529 Active 393 DOM
13. 2026-06-01
    days on market $47,529 Active 392 DOM
14. 2026-05-31
    days on market $47,529 Active 391 DOM
15. 2025-05-05
    listed $47,529 Active 378-char remark

    Show marketing remark (378 chars)

    INVESTORS! We have a handy-man special home with 3 bedrooms and 2 baths. This location has easy access to Hwy. 36 and close to neighborhood stores. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream investment.

16. 2024-04-26
    soldstatus $5,514
17. 1993-09-16
    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: $275 · $23/mo
• Projected year-2 tax: $870 · $72/mo
• Expected delta: +$595/yr (+$50/mo · 216.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $12,195
• − Mortgage interest: −$2,662
• − Property taxes: −$275
• − Insurance: −$238
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$1,383
• Taxable income: $5,686
• Est. tax owed @ 24.0%: −$1,365
• After-tax cash flow: $4,766/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: Gustine ISD
• NCES district ID: 4821990
• Math proficiency: 45% ▲ 15.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $43,291
• Composite: 36.3/100
• National rank: #9403
• State rank: #730 of 1141 in TX

Livability — Gustine

• Score: 59/100
• State rank: #1143
• US rank: #20139

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gustine, TX
• Population (ZIP): 675

Population outlook (Comanche County) Hauer SSP2

• Today (2025): 12,214 people
• By 2030: 11,531 · -5.6%
• By 2040: 10,132 · -17.0%
• By 2050: 8,724 · -28.6%
• By 2075: 5,684 · -53.5%
• By 2100: 3,649 · -70.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 29% Two or more races 22%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Italian 7% Portuguese 2% Serbian 1%
• Foreign-born: 15% · Canada, South Korea
• Languages at home: 76% English-only · Spanish 24%

Political lean MEDSL · Comanche

• 2024 margin: Solid R (+74.0) · D 12.7% · R 86.8%
• 2008→2024 swing: -26.5pp toward R · 2008: -47.5pp · 2024: -74.0pp
• All cycles: 2024: R+74.0 2020: R+71.0 2016: R+67.4 2012: R+62.3 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.61%
• Current HPI: 119.1119
• 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

+762.0% since first listed

3 events — show timeline

• 2025-05-05 Listed $47,529 HARMLS
• 2024-04-26 Sold (Public Records) $5,514 Public Records
• 1993-09-16 Sold (Public Records) — Public Records

Property tax history

-3.7%/yr

Latest (2025): $275 · -22.6% YoY. Source: county tax records.