401 Kerr St · Edna, TX 77957

$89,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 5 Days on market

Built 1956 0.40 ac lot Est $154k · 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 +17.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +5.1/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for space, potential, and a project you can make your own? This 3-bedroom, 1-bath home sits on a beautiful corner lot and offers an abundance of square footage for a growing family. With solid bones and plenty of room to customize, this property is truly a handyman's dream. Years ago, the original garage was converted into a beauty salon, creating a versatile space that could easily serve as a fourth bedroom, second living area, game room, home office, or hobby space. To accommodate the conversion, a spacious two-car garage was added, providing ample parking and storage. The home's generous layout offers endless possibilities for updating and creating the perfect space to fit your f

Key facts

• 0.4 acre lot
• 2 garage spots
• Built 1956

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water (not connected at lot); Public sewer (not connected at lot)
• Home design: Single-story; Resale property
• Construction: Wood siding; Composition/shingle roof; Slab foundation; Built (year per assessor)
• Exterior features: Enclosed porch; Screened porch; Chain link fencing; Corner lot; City lot

Interior

• Kitchen: Some gas appliances
• Bedrooms: Bonus room
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Wall/window cooling units
• Interior features: Tub with shower; Breakfast area; See remarks
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $-357 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $33k (63.0% below list).
• Meets the 1% rule at list price ($900 rent vs $89k).
• Recommended offer: $33k (63.0% below list) — sets the bar for cash-flow.
• Cap rate 7.2% 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: schools D+, 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.
• Market conditions: 75 active listings in the ZIP; 4 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.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $2k; list at $89k implies a 5462% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $32,973 (63.0% 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. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.01% ✓
• Cap rate: 7.24%
• Cash-on-cash: 3.37%
• DSCR: 1.15
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $153,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 Carver St	0.57mi	3/1.0	1,135 (-5%)	17mo	$43,900	$39	50
816 Erie St	0.74mi	3/2.0	1,360 (+13%)	4mo	$174,000	$128	36

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: -49.5%
• Equity multiple: -0.48×
• Total profit: $-36,845
• Equity at exit: $13,270

10-year hold

• IRR: -92.7%
• Equity multiple: -1.41×
• Total profit: $-60,147
• Equity at exit: $7,695

Cash invested: $24,920 (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: 8.2×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$137 /mo · $1,649/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $-357

Break-even live

Break-even rent $1,352

Max offer price $32,973

Occupancy floor —

Sensitivity live

Price	-10% $-306	-5% $-331	+0% $-357	+5% $-382	+10% $-407
Rent	-10% $-428	-5% $-392	+0% $-357	+5% $-321	+10% $-286
Rate	-1.0pp $-312	-0.5pp $-334	base $-357	+0.5pp $-380	+1.0pp $-403

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 N Wells St Unit 3103 Edna, TX	3.0	2.0	1189	$1,025	$0.86	44d	1	1.39mi
1400 N Wells St Unit 2207 Edna, TX	3.0	2.0	1189	$920	$0.77	44d	1	1.39mi
1400 N Wells St Unit 3307 Edna, TX	2.0	1.5	935	$825	$0.88	44d	1	1.39mi
1400 N Wells St Unit 2304 Edna, TX	2.0	2.0	885	$785	$0.89	44d	1	1.39mi

Listing history 5 events

1. 2026-06-21
   days on market $89,000 Active 5 DOM
2. 2026-06-18
   days on market $89,000 Active 3 DOM
3. 2026-06-17
   days on market $89,000 Active 2 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   listed $89,000 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: $1,649 · $137/mo
• Projected year-2 tax: $1,649 · $137/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 69% 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: $10,801
• − Mortgage interest: −$4,985
• − Property taxes: −$1,649
• − Insurance: −$5,564
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$2,589
• Taxable loss: −$5,713
• Est. tax savings @ 24.0%: +$1,371
• After-tax cash flow: $-2,909/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

+5462.5% since first listed

3 events — show timeline

• 2026-06-15 Listed $89,000 CTXMLS
• 2025-03-06 Sold (Public Records) — Public Records
• 2014-07-02 Sold (Public Records) $1,600 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,649 · +35.0% YoY. Source: county tax records.