405 Walker St · Eustace, TX 75124

$213,000

4 bd · 2.0 ba · 1,540 sqft · SingleFamily public records · 254 Days on market

Built 1947 0.27 ac lot $138/sqft · 15% above area Est $249k · 15% under ↓ 20% since listing

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Why this score? — see what drove the D+ 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 +14.3/30.0
• ARV discount +14.1/15.0
• DSCR +4.4/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this delightful 4-bedroom, 2-bathroom home, offering 2,080 square feet of comfortable living space in the heart of Eustace, Texas. Built in 1947, this home beautifully blends vintage character with modern updates, making it the perfect place to call home. This spacious home features four generously sized bedrooms and two bathrooms, providing plenty of room for family living. The freshly updated property includes a brand new roof, ensuring peace of mind for years to come. Inside, you'll find expansive living and dining areas, perfect for family gatherings and entertaining. The backyard offers endless possibilities for outdoor activities or future landscaping projects. Located in a peaceful, established neighborhood, this home is just moments away from local amenities, schools and everything you need for everyday convenience. Pre-listing inspection and re-inspection already complete!

Key facts

• Large backyard
• New roof
• 0.27 acre lot

Tags

• NEW ROOF
• LARGE BACKYARD
• ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $213k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (22.4% below list).
• Recommended offer: $165k (22.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#326 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment D, amenities F.
• Eustace ISD (rural): math 32% / reading 45% proficiency, ranked #455 of 826 in TX (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 97 active listings in the ZIP; 263 units permitted in Henderson County in 2024 (0 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.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,363 (22.4% 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. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 6.51%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

• ARV (median comp): $249,488
• List price: $213,000
• Delta: -14.63%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 Meredith St	0.10mi	3/2.0 (-1)	1,527 (-1%)	22mo	$249,000	$163	70
17531 County Road 2507	0.17mi	3/2.0 (-1)	1,750 (+14%)	2mo	$364,900	$209	63
103 Fm 316 N	0.18mi	3/1.0 (-1)	1,632 (+6%)	23mo	$82,000	$50	53
335 Fm 316 S	0.60mi	3/2.0 (-1)	1,375 (-11%)	14mo	$139,000	$101	38
319 FM 316 N	0.43mi	3/2.0 (-1)	1,728 (+12%)	22mo	$264,000	$153	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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-40,023
• Equity at exit: $31,759

10-year hold

• IRR: -11.8%
• Equity multiple: 0.30×
• Total profit: $-42,010
• Equity at exit: $18,416

Cash invested: $59,640 (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 75124

• Home prices YoY: -24.6%
• Active inventory: 97
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,654 medium
• Mortgage (P&I): −$1,117
• Tax from tax record: −$62 /mo · $738/yr
• Insurance: −$89
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-86

Break-even live

Break-even rent $1,763

Max offer price $197,789

Occupancy floor —

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: $53,250
• Closing costs: $6,390
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $213,000 Active 254 DOM
2. 2026-06-18
   days on market $213,000 Active 253 DOM
3. 2026-06-17
   days on market $213,000 Active 252 DOM
4. 2026-06-16
   days on market $213,000 Active 251 DOM
5. 2026-06-15
   days on market $213,000 Active 250 DOM
6. 2026-06-14
   days on market $213,000 Active 248 DOM
7. 2026-06-12
   days on market $213,000 Active 247 DOM
8. 2026-06-09
   days on market $213,000 Active 244 DOM
9. 2026-06-08
   days on market $213,000 Active 243 DOM
10. 2026-06-07
    days on market $213,000 Active 242 DOM
11. 2026-06-05
    days on market $213,000 Active 239 DOM
12. 2026-06-02
    days on market $213,000 Active 237 DOM
13. 2026-06-01
    days on market $213,000 Active 236 DOM
14. 2026-05-31
    days on market $213,000 Active 235 DOM
15. 2026-05-30
    days on market $213,000 Active 234 DOM
16. 2026-05-20
    price $213,000 905-char remark

    Show marketing remark (905 chars)

    Welcome to this delightful 4-bedroom, 2-bathroom home, offering 2,080 square feet of comfortable living space in the heart of Eustace, Texas. Built in 1947, this home beautifully blends vintage character with modern updates, making it the perfect place to call home. This spacious home features four generously sized bedrooms and two bathrooms, providing plenty of room for family living. The freshly updated property includes a brand new roof, ensuring peace of mind for years to come. Inside, you'll find expansive living and dining areas, perfect for family gatherings and entertaining. The backyard offers endless possibilities for outdoor activities or future landscaping projects. Located in a peaceful, established neighborhood, this home is just moments away from local amenities, schools and everything you need for everyday convenience. Pre-listing inspection and re-inspection already complete!

17. 2026-03-09
    price $215,000 905-char remark

    Show marketing remark (905 chars)

    Welcome to this delightful 4-bedroom, 2-bathroom home, offering 2,080 square feet of comfortable living space in the heart of Eustace, Texas. Built in 1947, this home beautifully blends vintage character with modern updates, making it the perfect place to call home. This spacious home features four generously sized bedrooms and two bathrooms, providing plenty of room for family living. The freshly updated property includes a brand new roof, ensuring peace of mind for years to come. Inside, you'll find expansive living and dining areas, perfect for family gatherings and entertaining. The backyard offers endless possibilities for outdoor activities or future landscaping projects. Located in a peaceful, established neighborhood, this home is just moments away from local amenities, schools and everything you need for everyday convenience. Pre-listing inspection and re-inspection already complete!

18. 2026-02-13
    price $220,000 905-char remark

    Show marketing remark (905 chars)

    Welcome to this delightful 4-bedroom, 2-bathroom home, offering 2,080 square feet of comfortable living space in the heart of Eustace, Texas. Built in 1947, this home beautifully blends vintage character with modern updates, making it the perfect place to call home. This spacious home features four generously sized bedrooms and two bathrooms, providing plenty of room for family living. The freshly updated property includes a brand new roof, ensuring peace of mind for years to come. Inside, you'll find expansive living and dining areas, perfect for family gatherings and entertaining. The backyard offers endless possibilities for outdoor activities or future landscaping projects. Located in a peaceful, established neighborhood, this home is just moments away from local amenities, schools and everything you need for everyday convenience. Pre-listing inspection and re-inspection already complete!

19. 2025-11-25
    price $225,000 905-char remark

    Show marketing remark (905 chars)

    Welcome to this delightful 4-bedroom, 2-bathroom home, offering 2,080 square feet of comfortable living space in the heart of Eustace, Texas. Built in 1947, this home beautifully blends vintage character with modern updates, making it the perfect place to call home. This spacious home features four generously sized bedrooms and two bathrooms, providing plenty of room for family living. The freshly updated property includes a brand new roof, ensuring peace of mind for years to come. Inside, you'll find expansive living and dining areas, perfect for family gatherings and entertaining. The backyard offers endless possibilities for outdoor activities or future landscaping projects. Located in a peaceful, established neighborhood, this home is just moments away from local amenities, schools and everything you need for everyday convenience. Pre-listing inspection and re-inspection already complete!

20. 2025-11-04
    price $230,000 905-char remark

    Show marketing remark (905 chars)

    Welcome to this delightful 4-bedroom, 2-bathroom home, offering 2,080 square feet of comfortable living space in the heart of Eustace, Texas. Built in 1947, this home beautifully blends vintage character with modern updates, making it the perfect place to call home. This spacious home features four generously sized bedrooms and two bathrooms, providing plenty of room for family living. The freshly updated property includes a brand new roof, ensuring peace of mind for years to come. Inside, you'll find expansive living and dining areas, perfect for family gatherings and entertaining. The backyard offers endless possibilities for outdoor activities or future landscaping projects. Located in a peaceful, established neighborhood, this home is just moments away from local amenities, schools and everything you need for everyday convenience. Pre-listing inspection and re-inspection already complete!

21. 2025-10-07
    listed $235,000 Active 905-char remark

    Show marketing remark (905 chars)

    Welcome to this delightful 4-bedroom, 2-bathroom home, offering 2,080 square feet of comfortable living space in the heart of Eustace, Texas. Built in 1947, this home beautifully blends vintage character with modern updates, making it the perfect place to call home. This spacious home features four generously sized bedrooms and two bathrooms, providing plenty of room for family living. The freshly updated property includes a brand new roof, ensuring peace of mind for years to come. Inside, you'll find expansive living and dining areas, perfect for family gatherings and entertaining. The backyard offers endless possibilities for outdoor activities or future landscaping projects. Located in a peaceful, established neighborhood, this home is just moments away from local amenities, schools and everything you need for everyday convenience. Pre-listing inspection and re-inspection already complete!

22. 2025-08-19
    historical
23. 2025-03-03
    price $249,000
24. 2025-02-11
    price $260,000
25. 2025-01-13
    listed $265,000 Active
26. 2004-06-04
    soldstatus

ⓘ 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: $738 · $62/mo
• Projected year-2 tax: $3,898 · $325/mo
• Expected delta: +$3,160/yr (+$263/mo · 428.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,844
• − Mortgage interest: −$11,931
• − Property taxes: −$738
• − Insurance: −$2,568
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − Depreciation: −$6,196
• Taxable loss: −$4,765
• Est. tax savings @ 24.0%: +$1,144
• After-tax cash flow: $110/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: Eustace ISD
• NCES district ID: 4818720
• Math proficiency: 32% ▼ -18.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $42,425
• Composite: 32.48/100
• National rank: #5711
• State rank: #455 of 826 in TX

Livability — Eustace

• Score: 71/100
• State rank: #326
• US rank: #7188

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eustace, TX
• Population (ZIP): 5,799

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 80,471 people
• By 2030: 80,608 · +0.2%
• By 2040: 80,087 · -0.5%
• By 2050: 78,208 · -2.8%
• By 2075: 72,423 · -10.0%
• By 2100: 61,012 · -24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Serbian 1% Scotch-Irish 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+63.5) · D 18.0% · R 81.4%
• 2008→2024 swing: -18.8pp toward R · 2008: -44.6pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.2 2016: R+60.0 2012: R+54.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.33%
• Current HPI: 218.5462
• 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

-19.6% since first listed

11 events — show timeline

• 2026-05-20 Price Changed $213,000 NTREIS
• 2026-03-09 Price Changed $215,000 NTREIS
• 2026-02-13 Price Changed $220,000 NTREIS
• 2025-11-25 Price Changed $225,000 NTREIS
• 2025-11-04 Price Changed $230,000 NTREIS
• 2025-10-07 Listed $235,000 NTREIS
• 2025-08-19 Listing Removed — NTREIS
• 2025-03-03 Price Changed $249,000 NTREIS
• 2025-02-11 Price Changed $260,000 NTREIS
• 2025-01-13 Listed $265,000 NTREIS
• 2004-06-04 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $738 · -2.4% YoY. Source: county tax records.