175 Bryson · Waskom, TX 75692

$80,000

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 319 Days on market

Built 1960 0.44 ac lot

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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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +7.0/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity in Waskom, Tx. This home has tons of potential, with partial updates already started! The property can be assessed from 2 streets. Ample parking available, work shop and outdoor storage. Don't miss this opportunity!

Key facts

• Outdoor storage
• Partial updates
• Ample parking

Tags

• INVESTMENT OPPORTUNITY
• PARTIAL UPDATES
• AMPLE PARKING
• WORK SHOP
• OUTDOOR STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($956 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#168 in TX, #4,434 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D+, amenities F, commute F.
• Waskom ISD (rural): math 38% / reading 43% proficiency, ranked #387 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 54 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 319 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: major wind risk, 67% 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 319 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.20% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 7.0

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-4,216
• Equity at exit: $11,928

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $7,745
• Equity at exit: $6,917

Cash invested: $22,400 (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 75692

• Home prices YoY: -31.6%
• Active inventory: 54
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $956 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$166 /mo · $1,995/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $136

Break-even live

Break-even rent $784

Max offer price $80,000

Occupancy floor 81%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 School Ave Apt C16 Waskom, TX	2.0	1.0	890	$805	$0.90	21d	1	0.41mi
145 School Ave Apt B7 Waskom, TX	2.0	1.0	890	$805	$0.90	13d	1	0.41mi
725 W Texas Ave Unit 101 Waskom, TX	2.0	1.0	920	$1,275	$1.39	21d	1	0.59mi
725 W Texas Ave Unit 103 Waskom, TX	2.0	1.0	920	$1,065	$1.16	21d	1	0.59mi

Listing history 19 events

1. 2026-06-18
   days on market $80,000 Active 319 DOM
2. 2026-06-17
   days on market $80,000 Active 318 DOM
3. 2026-06-16
   days on market $80,000 Active 317 DOM
4. 2026-06-15
   days on market $80,000 Active 316 DOM
5. 2026-06-15
   days on market $80,000 Active 315 DOM
6. 2026-06-13
   days on market $80,000 Active 314 DOM
7. 2026-06-12
   days on market $80,000 Active 313 DOM
8. 2026-06-09
   days on market $80,000 Active 310 DOM
9. 2026-06-08
   days on market $80,000 Active 309 DOM
10. 2026-06-08
    days on market $80,000 Active 308 DOM
11. 2026-06-07
    days on market $80,000 Active 307 DOM
12. 2026-06-03
    days on market $80,000 Active 304 DOM
13. 2026-06-02
    days on market $80,000 Active 303 DOM
14. 2026-06-01
    days on market $80,000 Active 302 DOM
15. 2026-05-31
    days on market $80,000 Active 301 DOM
16. 2026-02-05
    status Active 245-char remark

    Show marketing remark (245 chars)

    Great investment opportunity in Waskom, Tx. This home has tons of potential, with partial updates already started! The property can be assessed from 2 streets. Ample parking available, work shop and outdoor storage. Don't miss this opportunity!

17. 2025-07-31
    listed $80,000 Active 245-char remark

    Show marketing remark (245 chars)

    Great investment opportunity in Waskom, Tx. This home has tons of potential, with partial updates already started! The property can be assessed from 2 streets. Ample parking available, work shop and outdoor storage. Don't miss this opportunity!

18. 2018-07-09
    soldstatus
19. 1986-10-22
    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: $1,995 · $166/mo
• Projected year-2 tax: $1,995 · $166/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $11,477
• − Mortgage interest: −$4,481
• − Property taxes: −$1,995
• − Insurance: −$400
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$2,327
• Taxable income: $437
• Est. tax owed @ 24.0%: −$105
• After-tax cash flow: $1,533/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: Waskom ISD
• NCES district ID: 4844670
• Math proficiency: 38% ▼ -4.00%
• Reading proficiency: 43% ▲ 1.00%
• Median HH income: $49,184
• Composite: 34.82/100
• National rank: #5103
• State rank: #387 of 826 in TX

Livability — Waskom

• Score: 74/100
• State rank: #168
• US rank: #4434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waskom, TX
• Population (ZIP): 5,255

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 68,691 people
• By 2030: 69,317 · +0.9%
• By 2040: 69,973 · +1.9%
• By 2050: 70,090 · +2.0%
• By 2075: 70,607 · +2.8%
• By 2100: 67,546 · -1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 11% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 1% Romanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+50.6) · D 24.4% · R 75.0%
• 2008→2024 swing: -19.2pp toward R · 2008: -31.4pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+45.6 2016: R+43.9 2012: R+34.6 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.51%
• Current HPI: 144.1058
• 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

4 events — show timeline

• 2026-02-05 Relisted — LAAR
• 2025-07-31 Listed $80,000 LAAR
• 2018-07-09 Sold (Public Records) — Public Records
• 1986-10-22 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,995 · +15.9% YoY. Source: county tax records.