The Madison Plan

Lytle, TX 78052

$326,000D

5 bd · 3.0 ba · 2,498 sqft · Built — · SingleFamily · Active · 107 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,640/mo
• Mortgage (P&I): −$1,875
• Tax + insurance: −$596
• HOA: −$0
• Vac / Maint / Mgmt: −$554
• Net cashflow: $-385/mo
• Annual: $-4,626/yr
• Cap rate: 5.00%
• Cash-on-cash: -4.62%
• DSCR: 0.79
• 1% rule: 0.74%
• Cash to close: $100,119

Investor read

• This is a 5-bed/3.0-bath single-family listed at $326k. Condition is rated good.
• At list price, monthly cash flow is $-385 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (19.0% below list).
• It's been on market 107 days — a 9% lower offer ($297k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $264k (19.0% below list) — sets the bar for 1% rule.
• In year one you build about $25k of equity ($2k loan paydown + $22k appreciation (6.2% local appreciation)).
• Location reads 69/100 on livability (#404 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F.
• Lytle ISD (rural): math 24% / reading 27% proficiency, ranked #690 of 826 in TX (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lytle El (math 22% / reading 23%, grade F, #3,311 of 4,322 statewide, top 77%, 541 students, 73% FRL); Lytle J H (math 28% / reading 29%, grade F, #1,122 of 1,662 statewide, top 69%, 398 students, 73% FRL); Lytle H S (math 17% / reading 32%, grade F, #1,264 of 1,632 statewide, top 82%, 487 students, 73% FRL).
• Market conditions: 153 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Cap rate 5.0% vs local median 3.9% in Lytle — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.
• At $2,640/mo this rent would consume 46% of the median local household income ($69k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Questions for listing agent

• What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
• It's been on market 107 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
• 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.
• 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.