407/405 N Kleas, 202 Bois Darc · Edna, TX 77957

$153,000

4 bd · 4.0 ba · 588 sqft · SingleFamily public records · 14 Days on market

Built 2001

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Why this score? — see what drove the F 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 +9.2/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Package sale includes three properties. 405 and 407 N Kleas share one legal description and are being sold together on approximately 0.87 acres. 407 N Kleas is a 1 bedroom, 1 bath home that has been gutted and is ready for remodeling. 405 N Kleas is a 2 bedroom, 1 bath home that requires repairs. Also included is 202 Bois D’Arc, a two story duplex featuring two 1 bedroom, 1 bath units ready for remodeling, situated on approximately 0.32 acres.

Key facts

• Built 2001
• Listed 14 days

Property features AI

Finance

• Financial info: Multi-unit investment: 3 total units

Exterior

• Utilities: Lot size measured in square feet
• Home design: Residential income property; Built in 2001
• Construction: Metal roofing; Approximately 3,296 building area
• Exterior features: Metal roof

Interior

• Bedrooms: Two 2-bed units and one 1-bed unit (total 3 units)
• Bathrooms: Two full bathrooms (total)
• Interior features: Seller disclosure available

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $153k.

Deal economics

• At list price, monthly cash flow is $-542 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $57k (62.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (22.2% below list).
• Recommended offer: $57k (62.6% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 2.8% in Edna — 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 72/100 on livability (#254 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Edna ISD (town): math 45% / reading 39% proficiency, ranked #335 of 826 in TX (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Edna El (math 45% / reading 38%, grade F, #1,437 of 4,322 statewide, top 34%, 222 students, 56% FRL); Edna J H (math 46% / reading 38%, grade D-, #572 of 1,662 statewide, top 36%, 334 students, 60% FRL); Edna H S (math 47% / reading 47%, grade D-, #591 of 1,632 statewide, top 38%, 431 students, 61% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: 75 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Jackson County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,205 (62.6% below list)

Questions for the listing agent

1. 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?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.24%
• DSCR: 0.86
• GRM: 10.7

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: -45.1%
• Equity multiple: -0.38×
• Total profit: $-59,051
• Equity at exit: $22,813

10-year hold

• IRR: -79.7%
• Equity multiple: -1.21×
• Total profit: $-94,758
• Equity at exit: $13,229

Cash invested: $42,840 (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 77957

• Home prices YoY: -25.8%
• Active inventory: 75
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$802
• Tax from tax record: −$190 /mo · $2,282/yr
• Insurance: −$64
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-542

Break-even live

Break-even rent $1,877

Max offer price $57,205

Occupancy floor —

Sensitivity live

Price	-10% $-456	-5% $-499	+0% $-542	+5% $-586	+10% $-629
Rent	-10% $-636	-5% $-589	+0% $-542	+5% $-495	+10% $-448
Rate	-1.0pp $-465	-0.5pp $-503	base $-542	+0.5pp $-582	+1.0pp $-622

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: $38,250
• Closing costs: $4,590
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $153,000 Active 14 DOM
2. 2026-06-21
   days on market $153,000 Active 13 DOM
3. 2026-06-18
   days on market $153,000 Active 11 DOM
4. 2026-06-17
   days on market $153,000 Active 10 DOM
5. 2026-06-16
   days on market $153,000 Active 9 DOM
6. 2026-06-15
   days on market $153,000 Active 8 DOM
7. 2026-06-13
   days on market $153,000 Active 6 DOM
8. 2026-06-12
   days on market $153,000 Active 5 DOM
9. 2026-06-09
   days on market $153,000 Active 2 DOM
10. 2026-06-08
    remarks 447-char remark
11. 2026-06-08
    listed $153,000 Active 1 DOM

ⓘ 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: $2,282 · $190/mo
• Projected year-2 tax: $2,800 · $233/mo
• Expected delta: +$518/yr (+$43/mo · 22.7%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone AE · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $14,287
• − Mortgage interest: −$8,570
• − Property taxes: −$2,282
• − Insurance: −$5,884
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$4,451
• Taxable loss: −$9,186
• Est. tax savings @ 24.0%: +$2,205
• After-tax cash flow: $-4,303/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: Edna ISD
• NCES district ID: 4818210
• Math proficiency: 45% ▲ 3.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $47,887
• Composite: 35.99/100
• National rank: #4793
• State rank: #335 of 826 in TX

Livability — Edna

• Score: 72/100
• State rank: #254
• US rank: #5996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edna, TX
• Population (ZIP): 8,919

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 16,579 people
• By 2030: 17,480 · +5.4%
• By 2040: 19,328 · +16.6%
• By 2050: 21,182 · +27.8%
• By 2075: 25,781 · +55.5%
• By 2100: 28,184 · +70.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 30% Two or more races 10% Black 8%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 3% Romanian 2% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 82% English-only · Spanish 17% Other Indo-European 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+70.8) · D 14.3% · R 85.1%
• 2008→2024 swing: -22.9pp toward R · 2008: -47.9pp · 2024: -70.8pp
• All cycles: 2024: R+70.8 2020: R+66.2 2016: R+63.7 2012: R+56.5 2008: R+47.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.92%
• Current HPI: 169.9334
• 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

1 event — show timeline

• 2026-06-07 Listed $153,000 HARMLS

Property tax history

+10.4%/yr

Latest (2025): $2,282 · +4.2% YoY. Source: county tax records.