138 CR 2666 · Moore, TX 78015

$190,000

4 bd · 2.0 ba · 1,120 sqft · SingleFamily · 102 Days on market

Built 2019 Good condition 1.00 ac lot $170/sqft · 19% below area Est $234k · 19% under ↓ 28% 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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• Appreciation +4.2/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +1.8/5.0
• Schools +1.3/10.0

Listing remarks MLS

WHAT A GREAT PROPERTY!! LOCATED IN A GREAT SUBDIVISION WITH A BEAUTIFUL 1 ACRE LOT WITH TREES ALL AROUND ,THIS PROPERTY OFFERS ACREAGE, 4 BEDROOMS, 2 BATHS WITH AN OPEN. FLOOR PLAN. COUNTRY LIVING AT ITS BEST ! COME OUT TO TAKE A LOOK!

Key facts

• Open floor plan
• Country living
• 1 acre lot

Tags

• 1 ACRE LOT
• OPEN FLOOR PLAN
• COUNTRY LIVING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 35/100 on livability (#1,662 in TX) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Pearsall ISD (town): math 12% / reading 19% proficiency, ranked #810 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 158 active listings in the ZIP; high-income renter base; 12 units permitted in Frio County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($162k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Frio County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-1.6% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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.

Recommended offer $172,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
5. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.42%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $234,074
• List price: $190,000
• Delta: -18.83%
• 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
243 County Road 2585	0.13mi	3/2.0 (-1)	1,280 (+14%)	20mo	$120,000	$94	48

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

Projected returns pro-forma

-1.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.09×
• Total profit: $4,639
• Equity at exit: $40,682

10-year hold

• IRR: 9.4%
• Equity multiple: 1.85×
• Total profit: $45,383
• Equity at exit: $38,446

Cash invested: $53,200 (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 78015

• Home prices YoY: -0.7%
• Active inventory: 158
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,135 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $373

Break-even live

Break-even rent $1,662

Max offer price $190,000

Occupancy floor 78%

Sensitivity live

Price	-10% $505	-5% $439	+0% $373	+5% $308	+10% $242
Rent	-10% $205	-5% $289	+0% $373	+5% $458	+10% $542
Rate	-1.0pp $469	-0.5pp $422	base $373	+0.5pp $324	+1.0pp $274

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-05
   days on market $190,000 Active 102 DOM
2. 2026-06-03
   days on market $190,000 Active 100 DOM
3. 2026-06-02
   days on market $190,000 Active 99 DOM
4. 2026-06-01
   days on market $190,000 Active 98 DOM
5. 2026-05-31
   days on market $190,000 Active 97 DOM
6. 2026-02-23
   listed $190,000 New 238-char remark

   Show marketing remark (238 chars)

   WHAT A GREAT PROPERTY!! LOCATED IN A GREAT SUBDIVISION WITH A BEAUTIFUL 1 ACRE LOT WITH TREES ALL AROUND ,THIS PROPERTY OFFERS ACREAGE, 4 BEDROOMS, 2 BATHS WITH AN OPEN. FLOOR PLAN. COUNTRY LIVING AT ITS BEST ! COME OUT TO TAKE A LOOK!

7. 2026-02-19
   historical
8. 2026-01-22
   listed $190,000 New
9. 2023-06-30
   historical
10. 2023-04-10
    listed $265,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,617
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − Depreciation: −$5,527
• Taxable income: $1,548
• Est. tax owed @ 24.0%: −$372
• After-tax cash flow: $4,110/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This single-family home is in good condition with a good roof and foundation. It has a good-sized yard with trees, and the interior is in average condition with some minor repairs needed. Painting the interior and landscaping can significantly increase its value.

Repairs flagged

• Minor landscaping — trees around but dirt yard

Value-add opportunities

• Both paint interior walls — Fresh paint can improve the home's appearance and value
• Both landscaping — Landscaping can enhance curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
landscaping · trees around but dirt yard	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both paint interior walls — Fresh paint can improve the home's appearance and value ↑
• Both landscaping — Landscaping can enhance curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pearsall ISD
• NCES district ID: 4834470
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 19% ▼ -12.00%
• Median HH income: $36,681
• Composite: 12.89/100
• National rank: #9588
• State rank: #810 of 826 in TX

Livability — Moore

• Score: 35/100
• State rank: #1662
• US rank: #27697

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moore, TX
• County: Bexar County · 1,990,555 people
• City population: 509
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 24,867
• Household income: $162,487
• Rent vs Own: 6.2% rent · 93.8% own
• Severe rent burden: 184.0

Population outlook (Frio County) Hauer SSP2

• Today (2025): 22,420 people
• By 2030: 24,445 · +9.0%
• By 2040: 28,783 · +28.4%
• By 2050: 33,604 · +49.9%
• By 2075: 46,166 · +105.9%
• By 2100: 52,553 · +134.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 29% Two or more races 14% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 22% Puerto Rican 1%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 14% Arabic 1% Other Indo-European 1%

Political lean MEDSL · Frio

• 2024 margin: Strong R (+24.6) · D 37.5% · R 62.0%
• 2008→2024 swing: -43.3pp toward R · 2008: 18.7pp · 2024: -24.6pp
• All cycles: 2024: R+24.6 2020: R+7.6 2016: D+6.3 2012: D+20.6 2008: D+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.57%
• Current HPI: 234.5375
• Rent YoY: —
• Metro: San Antonio-New Braunfels, 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

-28.3% since first listed

5 events — show timeline

• 2026-02-23 Listed $190,000 LERA
• 2026-02-19 Listing Removed — LERA
• 2026-01-22 Listed $190,000 LERA
• 2023-06-30 Listing Removed — LERA
• 2023-04-10 Listed $265,000 LERA