401 S Love Ave · Florence, TX 76527

$195,000

3 bd · 1.0 ba · 1,600 sqft · SingleFamily public records · 85 Days on market

Built 1904 0.43 ac lot Est $254k · 23% under ↓ 18% 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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.8/10.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits at 401 Love Ave in Florence, TX. Built in 1904, this charming stucco home sits on a spacious . 43-acre lot and offers the kind of character you simply can’t replicate. The home features 3 bedrooms and 2 bathrooms, generous living spaces, and classic French doors that add elegance between the living and dining rooms. Original hardwood floors are in great condition and would be stunning once refinished. The oversized primary bedroom offers private access to a wraparound porch that extends along the back of the home — perfect for morning coffee or relaxing in the evenings. With strong bones and historic charm throughout, this property is a fantastic opportunity to restore and create something truly special.

Key facts

• French doors
• Historic charm
• Spacious lot

Tags

• STUCCO HOME
• SPACIOUS LOT
• FRENCH DOORS
• ORIGINAL HARDWOOD FLOORS
• WRAPAROUND PORCH
• HISTORIC CHARM

Property features AI

Exterior

• Parking: 2-car garage; 2 covered parking spaces
• Utilities: Electricity connected; Propane; Public water; Public sewer
• Home design: Single-story; Faces east; Resale property
• Construction: Built (year per public records); Stucco construction; Shingle roof; Pillar/post/pier foundation; Additional garage structure(s)
• Exterior features: Rear covered porch; Front porch; Wrap-around porch; Fenced yard (wood and wire); Moderate trees; Has a view

Interior

• Kitchen: Free-standing gas oven
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Linoleum; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Built-in features; Ceiling fan(s); French/atrium door(s); Laminate counters; Screens on windows
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $183k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 1.5% in Florence — 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 74/100 on livability (#175 in TX, #4,622 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, employment D, amenities F.
• Florence ISD (rural): math 32% / reading 34% proficiency, ranked #542 of 826 in TX (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 112 active listings in the ZIP; 7,543 units permitted in Williamson County in 2024 (1,425 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Williamson County population projected at +69% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 70% 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 $183,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — 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. 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: 1.18% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.73%
• DSCR: 1.39
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $254,400
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 S Love Ave	0.00mi	3/2.0	1,600 (0%)	1mo	$195,000	$122	95
303 Brewster Ave	0.11mi	2/2.0 (-1)	1,513 (-5%)	6mo	$221,000	$146	72
103 W Tomlinson St	0.67mi	3/2.0	1,545 (-3%)	2mo	$370,000	$239	58
103 Lackey	0.44mi	3/2.0	1,442 (-10%)	2mo	$229,900	$159	57

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-6,232
• Equity at exit: $29,075

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $27,456
• Equity at exit: $16,860

Cash invested: $54,600 (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 76527

• Home prices YoY: -4.2%
• Active inventory: 112
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$316 /mo · $3,792/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $397

Break-even live

Break-even rent $1,797

Max offer price $195,000

Occupancy floor 78%

Sensitivity live

Price	-10% $507	-5% $452	+0% $397	+5% $342	+10% $287
Rent	-10% $215	-5% $306	+0% $397	+5% $488	+10% $579
Rate	-1.0pp $495	-0.5pp $447	base $397	+0.5pp $347	+1.0pp $295

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-12
   status Pending 744-char remark

   Show marketing remark (744 chars)

   Opportunity awaits at 401 Love Ave in Florence, TX. Built in 1904, this charming stucco home sits on a spacious . 43-acre lot and offers the kind of character you simply can’t replicate. The home features 3 bedrooms and 2 bathrooms, generous living spaces, and classic French doors that add elegance between the living and dining rooms. Original hardwood floors are in great condition and would be stunning once refinished. The oversized primary bedroom offers private access to a wraparound porch that extends along the back of the home — perfect for morning coffee or relaxing in the evenings. With strong bones and historic charm throughout, this property is a fantastic opportunity to restore and create something truly special.

2. 2026-05-12
   status Pending

   Show marketing remark (744 chars)

   Opportunity awaits at 401 Love Ave in Florence, TX. Built in 1904, this charming stucco home sits on a spacious . 43-acre lot and offers the kind of character you simply can’t replicate. The home features 3 bedrooms and 2 bathrooms, generous living spaces, and classic French doors that add elegance between the living and dining rooms. Original hardwood floors are in great condition and would be stunning once refinished. The oversized primary bedroom offers private access to a wraparound porch that extends along the back of the home — perfect for morning coffee or relaxing in the evenings. With strong bones and historic charm throughout, this property is a fantastic opportunity to restore and create something truly special.

3. 2026-04-29
   historical Active Under Contract

   Show marketing remark (744 chars)

   Opportunity awaits at 401 Love Ave in Florence, TX. Built in 1904, this charming stucco home sits on a spacious . 43-acre lot and offers the kind of character you simply can’t replicate. The home features 3 bedrooms and 2 bathrooms, generous living spaces, and classic French doors that add elegance between the living and dining rooms. Original hardwood floors are in great condition and would be stunning once refinished. The oversized primary bedroom offers private access to a wraparound porch that extends along the back of the home — perfect for morning coffee or relaxing in the evenings. With strong bones and historic charm throughout, this property is a fantastic opportunity to restore and create something truly special.

4. 2026-04-29
   historical Active Under Contract 744-char remark

   Show marketing remark (744 chars)

   Opportunity awaits at 401 Love Ave in Florence, TX. Built in 1904, this charming stucco home sits on a spacious . 43-acre lot and offers the kind of character you simply can’t replicate. The home features 3 bedrooms and 2 bathrooms, generous living spaces, and classic French doors that add elegance between the living and dining rooms. Original hardwood floors are in great condition and would be stunning once refinished. The oversized primary bedroom offers private access to a wraparound porch that extends along the back of the home — perfect for morning coffee or relaxing in the evenings. With strong bones and historic charm throughout, this property is a fantastic opportunity to restore and create something truly special.

5. 2026-04-18
   status Active

   Show marketing remark (744 chars)

   Opportunity awaits at 401 Love Ave in Florence, TX. Built in 1904, this charming stucco home sits on a spacious . 43-acre lot and offers the kind of character you simply can’t replicate. The home features 3 bedrooms and 2 bathrooms, generous living spaces, and classic French doors that add elegance between the living and dining rooms. Original hardwood floors are in great condition and would be stunning once refinished. The oversized primary bedroom offers private access to a wraparound porch that extends along the back of the home — perfect for morning coffee or relaxing in the evenings. With strong bones and historic charm throughout, this property is a fantastic opportunity to restore and create something truly special.

6. 2026-04-18
   status Active 744-char remark

   Show marketing remark (744 chars)

   Opportunity awaits at 401 Love Ave in Florence, TX. Built in 1904, this charming stucco home sits on a spacious . 43-acre lot and offers the kind of character you simply can’t replicate. The home features 3 bedrooms and 2 bathrooms, generous living spaces, and classic French doors that add elegance between the living and dining rooms. Original hardwood floors are in great condition and would be stunning once refinished. The oversized primary bedroom offers private access to a wraparound porch that extends along the back of the home — perfect for morning coffee or relaxing in the evenings. With strong bones and historic charm throughout, this property is a fantastic opportunity to restore and create something truly special.

7. 2026-04-09
   historical Active Under Contract

   Show marketing remark (744 chars)

   Opportunity awaits at 401 Love Ave in Florence, TX. Built in 1904, this charming stucco home sits on a spacious . 43-acre lot and offers the kind of character you simply can’t replicate. The home features 3 bedrooms and 2 bathrooms, generous living spaces, and classic French doors that add elegance between the living and dining rooms. Original hardwood floors are in great condition and would be stunning once refinished. The oversized primary bedroom offers private access to a wraparound porch that extends along the back of the home — perfect for morning coffee or relaxing in the evenings. With strong bones and historic charm throughout, this property is a fantastic opportunity to restore and create something truly special.

8. 2026-04-09
   historical Active Under Contract 744-char remark

   Show marketing remark (744 chars)

   Opportunity awaits at 401 Love Ave in Florence, TX. Built in 1904, this charming stucco home sits on a spacious . 43-acre lot and offers the kind of character you simply can’t replicate. The home features 3 bedrooms and 2 bathrooms, generous living spaces, and classic French doors that add elegance between the living and dining rooms. Original hardwood floors are in great condition and would be stunning once refinished. The oversized primary bedroom offers private access to a wraparound porch that extends along the back of the home — perfect for morning coffee or relaxing in the evenings. With strong bones and historic charm throughout, this property is a fantastic opportunity to restore and create something truly special.

9. 2026-02-16
   listed $195,000 Active 744-char remark

   Show marketing remark (744 chars)

   Opportunity awaits at 401 Love Ave in Florence, TX. Built in 1904, this charming stucco home sits on a spacious . 43-acre lot and offers the kind of character you simply can’t replicate. The home features 3 bedrooms and 2 bathrooms, generous living spaces, and classic French doors that add elegance between the living and dining rooms. Original hardwood floors are in great condition and would be stunning once refinished. The oversized primary bedroom offers private access to a wraparound porch that extends along the back of the home — perfect for morning coffee or relaxing in the evenings. With strong bones and historic charm throughout, this property is a fantastic opportunity to restore and create something truly special.

10. 2026-02-16
    listed $195,000 Active

    Show marketing remark (744 chars)

    Opportunity awaits at 401 Love Ave in Florence, TX. Built in 1904, this charming stucco home sits on a spacious . 43-acre lot and offers the kind of character you simply can’t replicate. The home features 3 bedrooms and 2 bathrooms, generous living spaces, and classic French doors that add elegance between the living and dining rooms. Original hardwood floors are in great condition and would be stunning once refinished. The oversized primary bedroom offers private access to a wraparound porch that extends along the back of the home — perfect for morning coffee or relaxing in the evenings. With strong bones and historic charm throughout, this property is a fantastic opportunity to restore and create something truly special.

11. 2025-05-31
    historical
12. 2024-12-18
    price
13. 2024-08-17
    price $226,500
14. 2024-08-17
    price
15. 2024-06-17
    listed $236,500 Active
16. 2024-06-17
    listed Active

ⓘ 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: $3,792 · $316/mo
• Projected year-2 tax: $3,792 · $316/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,598
• − Mortgage interest: −$10,923
• − Property taxes: −$3,792
• − Insurance: −$975
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$5,673
• Taxable income: $1,820
• Est. tax owed @ 24.0%: −$437
• After-tax cash flow: $4,328/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: Florence ISD
• NCES district ID: 4819320
• Math proficiency: 32% ▼ -9.00%
• Reading proficiency: 34% ▼ -3.00%
• Median HH income: $52,324
• Composite: 28.91/100
• National rank: #6637
• State rank: #542 of 826 in TX

Livability — Florence

• Score: 74/100
• State rank: #175
• US rank: #4622

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florence, TX
• City population: 4,686
• Population (ZIP): 4,686

Population outlook (Williamson County) Hauer SSP2

• Today (2025): 699,027 people
• By 2030: 795,537 · +13.8%
• By 2040: 990,683 · +41.7%
• By 2050: 1,184,292 · +69.4%
• By 2075: 1,623,825 · +132.3%
• By 2100: 1,924,153 · +175.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 32% Two or more races 17%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Romanian 8% Lithuanian 4% Slovak 3%
• Foreign-born: 11% · Canada
• Languages at home: 83% English-only · Spanish 17%

Political lean MEDSL · Williamson

• 2024 margin: Toss-up / Even · D 48.0% · R 50.4% · Other 1.6%
• 2008→2024 swing: +10.6pp toward D · 2008: -13.0pp · 2024: -2.5pp
• All cycles: 2024: R+2.5 2020: D+1.4 2016: R+9.9 2012: R+21.5 2008: R+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.27%
• Current HPI: 258.0594
• 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

-17.5% since first listed

16 events — show timeline

• 2026-05-12 Pending — CTXMLS
• 2026-05-12 Pending — Unlock MLS
• 2026-04-29 Contingent — Unlock MLS
• 2026-04-29 Contingent — CTXMLS
• 2026-04-18 Relisted — Unlock MLS
• 2026-04-18 Relisted — CTXMLS
• 2026-04-09 Contingent — Unlock MLS
• 2026-04-09 Contingent — CTXMLS
• 2026-02-16 Listed $195,000 Unlock MLS
• 2026-02-16 Listed $195,000 CTXMLS
• 2025-05-31 Listing Removed — CTXMLS
• 2024-12-18 Price Changed — Unlock MLS
• 2024-08-17 Price Changed $226,500 CTXMLS
• 2024-08-17 Price Changed — Unlock MLS
• 2024-06-17 Listed — Unlock MLS
• 2024-06-17 Listed $236,500 CTXMLS

Property tax history

+6.3%/yr

Latest (2026): $3,792 · +6.2% YoY. Source: county tax records.