401 Parklane St · Freer, TX 78357

$120,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 61 Days on market

Built 1972 0.29 ac lot $111/sqft · 62% above area

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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 +16.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Appreciation +5.0/10.0
• 1% rule +4.4/10.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover the perfect blend of space and comfort in this delightful 3-bedroom 1 bathroom home, boasting 1,648 sq ft of living space. Featuring a welcoming, functional floor plan and a spacious bedroom layout, this home is ready for your personal touch. Situated on a generous . 29-acre lot, providing rare backyard space in a desirable area. Whether you are looking for a first home or looking to downsize, this property offers the perfect amount of indoor and outdoor space. Don't miss this opportunity to make this versatile space your own. Call your favorite realtor to schedule a tour today!

Key facts

• Desirable area
• 0.29 acre lot
• 2 garage spots

Tags

• FUNCTIONAL FLOOR PLAN
• SPACIOUS BEDROOM LAYOUT
• GENEROUS BACKYARD SPACE
• DESIRABLE AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $80 ($956/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (5.7% below list).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#643 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, health & safety C-, amenities F.
• Freer ISD (rural): math 34% / reading 31% proficiency, ranked #575 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Norman M Thomas El (math 42% / reading 27%, grade F, #1,995 of 4,322 statewide, top 50%, 374 students, 80% FRL); Lucy Aragon J H (math 27% / reading 32%, grade F, #1,077 of 1,662 statewide, top 66%, 190 students, 83% FRL); Freer H S (math 24% / reading 34%, grade F, #1,112 of 1,632 statewide, top 70%, 170 students, 81% FRL) — zoned schools average 81% FRL vs 65% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 21 active listings in the ZIP.

Forward outlook

• In year one you build about $822 of equity ($830 loan paydown + $-8 appreciation (-0.0% local appreciation)).
• Duval County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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

• Climate carrying-cost: severe wind risk, 94% chance of damaging wind over 30y; moderate 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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1972 — 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 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?
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: 0.94% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.84%
• DSCR: 1.13
• GRM: 8.8

CMA / ARV

• ARV (median comp): $74,248
• List price: $120,000
• Delta: 61.62%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1408 S Norton Hwy	0.23mi	2/1.0 (-1)	1,104 (+2%)	3mo	$94,000	$85	78
720 Huisache St	0.42mi	3/2.0	1,144 (+6%)	8mo	$25,000	$22	59
223 S Texas Ave	0.73mi	3/2.0	1,222 (+13%)	11mo	$108,000	$88	31

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

Projected returns pro-forma

-0.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.05×
• Total profit: $1,534
• Equity at exit: $34,805

10-year hold

• IRR: 6.5%
• Equity multiple: 1.70×
• Total profit: $23,602
• Equity at exit: $41,805

Cash invested: $33,600 (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 78357

• Home prices YoY: -0.0%
• Active inventory: 21
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$135 /mo · $1,625/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $80

Break-even live

Break-even rent $1,031

Max offer price $120,000

Occupancy floor 88%

Sensitivity live

Price	-10% $148	-5% $114	+0% $80	+5% $46	+10% $12
Rent	-10% $-10	-5% $35	+0% $80	+5% $124	+10% $169
Rate	-1.0pp $140	-0.5pp $110	base $80	+0.5pp $49	+1.0pp $17

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-08
   days on market $120,000 Active 61 DOM
2. 2026-06-08
   days on market $120,000 Active 60 DOM
3. 2026-06-05
   days on market $120,000 Active 58 DOM
4. 2026-06-03
   days on market $120,000 Active 56 DOM
5. 2026-06-02
   days on market $120,000 Active 55 DOM
6. 2026-06-01
   days on market $120,000 Active 54 DOM
7. 2026-05-31
   days on market $120,000 Active 53 DOM
8. 2026-04-19
   status Active 594-char remark

   Show marketing remark (594 chars)

   Discover the perfect blend of space and comfort in this delightful 3-bedroom 1 bathroom home, boasting 1,648 sq ft of living space. Featuring a welcoming, functional floor plan and a spacious bedroom layout, this home is ready for your personal touch. Situated on a generous . 29-acre lot, providing rare backyard space in a desirable area. Whether you are looking for a first home or looking to downsize, this property offers the perfect amount of indoor and outdoor space. Don't miss this opportunity to make this versatile space your own. Call your favorite realtor to schedule a tour today!

9. 2026-04-08
   status Pending 594-char remark

   Show marketing remark (594 chars)

   Discover the perfect blend of space and comfort in this delightful 3-bedroom 1 bathroom home, boasting 1,648 sq ft of living space. Featuring a welcoming, functional floor plan and a spacious bedroom layout, this home is ready for your personal touch. Situated on a generous . 29-acre lot, providing rare backyard space in a desirable area. Whether you are looking for a first home or looking to downsize, this property offers the perfect amount of indoor and outdoor space. Don't miss this opportunity to make this versatile space your own. Call your favorite realtor to schedule a tour today!

10. 2026-03-25
    listed $120,000 Active 594-char remark

    Show marketing remark (594 chars)

    Discover the perfect blend of space and comfort in this delightful 3-bedroom 1 bathroom home, boasting 1,648 sq ft of living space. Featuring a welcoming, functional floor plan and a spacious bedroom layout, this home is ready for your personal touch. Situated on a generous . 29-acre lot, providing rare backyard space in a desirable area. Whether you are looking for a first home or looking to downsize, this property offers the perfect amount of indoor and outdoor space. Don't miss this opportunity to make this versatile space your own. Call your favorite realtor to schedule a tour today!

11. 2017-07-27
    soldstatus 750-char remark

    Show marketing remark (750 chars)

    REDUCED PRICE! This cute little 3/1/1 will be great if you're downsizing, or it could be an excellent starter home! Seller will entertain all reasonable offers. So much potential here! It is move-in ready with many great features: Nice location, central air/heat, fenced back yard, two storage sheds, newer windows, ceiling fans, laundry room, nice size lot & more! Washer, dryer, microwave, refrigerator & stove will all stay! Just add your touch and enjoy! Year built is estimated. Freer Independent School District is not on our CBMLS pick list, so it is listed under Other for Schools. Property includes all of Lot 7 & the West half of Lot 8. Monthly payment on this one will be way less than renting! Don't delay, call today!

12. 2016-09-26
    listed $59,900 750-char remark

    Show marketing remark (750 chars)

    REDUCED PRICE! This cute little 3/1/1 will be great if you're downsizing, or it could be an excellent starter home! Seller will entertain all reasonable offers. So much potential here! It is move-in ready with many great features: Nice location, central air/heat, fenced back yard, two storage sheds, newer windows, ceiling fans, laundry room, nice size lot & more! Washer, dryer, microwave, refrigerator & stove will all stay! Just add your touch and enjoy! Year built is estimated. Freer Independent School District is not on our CBMLS pick list, so it is listed under Other for Schools. Property includes all of Lot 7 & the West half of Lot 8. Monthly payment on this one will be way less than renting! Don't delay, call today!

ⓘ 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: $1,625 · $135/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$571/yr (+$48/mo · 35.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% 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: $13,586
• − Mortgage interest: −$6,722
• − Property taxes: −$1,625
• − Insurance: −$600
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$3,491
• Taxable loss: −$1,026
• Est. tax savings @ 24.0%: +$246
• After-tax cash flow: $1,202/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: Freer ISD
• NCES district ID: 4819820
• Math proficiency: 34% ▼ -2.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $43,849
• Composite: 27.71/100
• National rank: #6910
• State rank: #575 of 826 in TX

Livability — Freer

• Score: 66/100
• State rank: #643
• US rank: #12210

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Freer, TX
• Population (ZIP): 2,726

Population outlook (Duval County) Hauer SSP2

• Today (2025): 10,826 people
• By 2030: 10,531 · -2.7%
• By 2040: 10,015 · -7.5%
• By 2050: 9,560 · -11.7%
• By 2075: 8,442 · -22.0%
• By 2100: 6,686 · -38.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (77%)
• Race & ethnicity: Hispanic / Latino 77% Two or more races 39% White 23%
• Hispanic origin (detail): Mexican 73%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 54% English-only · Spanish 41% German/W. Germanic 6%

Political lean MEDSL · Duval

• 2024 margin: Lean R (+9.8) · D 44.9% · R 54.7%
• 2008→2024 swing: -60.2pp toward R · 2008: 50.4pp · 2024: -9.8pp
• All cycles: 2024: R+9.8 2020: D+2.6 2016: D+35.3 2012: D+54.2 2008: D+50.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ -0.01%
• Current HPI: 98.4455
• 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

+100.3% since first listed

5 events — show timeline

• 2026-04-19 Relisted — CBMLS
• 2026-04-08 Pending — CBMLS
• 2026-03-25 Listed $120,000 CBMLS
• 2017-07-27 Sold (MLS) — CBMLS
• 2016-09-26 Listed $59,900 CBMLS

Property tax history

+1.6%/yr

Latest (2025): $1,625 · -2.5% YoY. Source: county tax records.