107 Leaning Oaks St · Lyons, TX 77879

$79,999

2 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 58 Days on market

Built 1978 0.70 ac lot ↓ 6% 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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled just off Park Road 4, this fixer-upper at 107 Leaning Oaks offers a rare chance to own two unrestricted lots in a prime outdoor setting. With no HOA and no restrictions, the possibilities here are wide open—renovate, expand, build, or invest. The home features original hardwood floors and a classic brick fireplace, providing a solid foundation and timeless character ready to be brought back to life. The property sits next door to Big Creek Park and Lake Somerville, making it an ideal spot for nature lovers, weekend adventurers, or anyone seeking a peaceful retreat with easy access to the water. An added bonus: the neighboring property is also for sale, creating a unique opportunity for a larger footprint or multi-property investment. If you’re looking for space, freedom, and potential in an unbeatable location, this is one you don’t want to miss.

Key facts

• 0.7 acre lot
• Built 1978
• Listed 58 days

Tags

• TWO UNRESTRICTED LOTS
• ORIGINAL HARDWOOD FLOORS
• CLASSIC BRICK FIREPLACE
• NEXT DOOR TO BIG CREEK PARK
• EASY ACCESS TO THE WATER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 3.9% in Lyons — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Somerville ISD (rural): math 36% / reading 29% proficiency, ranked #579 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Somerville El (math 22% / reading 12%, grade F, #3,836 of 4,322 statewide, top 91%, 225 students, 77% FRL); Somerville Int (math 47% / reading 32%, grade F, #660 of 1,662 statewide, top 41%, 109 students, 72% FRL); Somerville H S (math 32% / reading 37%, grade F, #963 of 1,632 statewide, top 61%, 199 students, 72% FRL).
• Market conditions: 221 active listings in the ZIP; 44 units permitted in Burleson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($553 loan paydown + $964 appreciation (1.2% local appreciation)).
• At projected returns (1.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 95% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,599 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.34% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.33%
• DSCR: 1.64
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 1.86×
• Total profit: $19,370
• Equity at exit: $28,164

10-year hold

• IRR: 19.9%
• Equity multiple: 3.45×
• Total profit: $54,964
• Equity at exit: $38,097

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 77879

• Home prices YoY: 0.7%
• Active inventory: 221
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,075 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$129 /mo · $1,549/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $268

Break-even live

Break-even rent $737

Max offer price $79,999

Occupancy floor 70%

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: —

Listing history 7 events

1. 2026-04-03
   status Pending
2. 2026-03-23
   status Pending 884-char remark

   Show marketing remark (884 chars)

   Nestled just off Park Road 4, this fixer-upper at 107 Leaning Oaks offers a rare chance to own two unrestricted lots in a prime outdoor setting. With no HOA and no restrictions, the possibilities here are wide open—renovate, expand, build, or invest. The home features original hardwood floors and a classic brick fireplace, providing a solid foundation and timeless character ready to be brought back to life. The property sits next door to Big Creek Park and Lake Somerville, making it an ideal spot for nature lovers, weekend adventurers, or anyone seeking a peaceful retreat with easy access to the water. An added bonus: the neighboring property is also for sale, creating a unique opportunity for a larger footprint or multi-property investment. If you’re looking for space, freedom, and potential in an unbeatable location, this is one you don’t want to miss.

3. 2026-03-23
   status Pending

   Show marketing remark (884 chars)

   Nestled just off Park Road 4, this fixer-upper at 107 Leaning Oaks offers a rare chance to own two unrestricted lots in a prime outdoor setting. With no HOA and no restrictions, the possibilities here are wide open—renovate, expand, build, or invest. The home features original hardwood floors and a classic brick fireplace, providing a solid foundation and timeless character ready to be brought back to life. The property sits next door to Big Creek Park and Lake Somerville, making it an ideal spot for nature lovers, weekend adventurers, or anyone seeking a peaceful retreat with easy access to the water. An added bonus: the neighboring property is also for sale, creating a unique opportunity for a larger footprint or multi-property investment. If you’re looking for space, freedom, and potential in an unbeatable location, this is one you don’t want to miss.

4. 2026-03-04
   price $79,999 884-char remark

   Show marketing remark (884 chars)

   Nestled just off Park Road 4, this fixer-upper at 107 Leaning Oaks offers a rare chance to own two unrestricted lots in a prime outdoor setting. With no HOA and no restrictions, the possibilities here are wide open—renovate, expand, build, or invest. The home features original hardwood floors and a classic brick fireplace, providing a solid foundation and timeless character ready to be brought back to life. The property sits next door to Big Creek Park and Lake Somerville, making it an ideal spot for nature lovers, weekend adventurers, or anyone seeking a peaceful retreat with easy access to the water. An added bonus: the neighboring property is also for sale, creating a unique opportunity for a larger footprint or multi-property investment. If you’re looking for space, freedom, and potential in an unbeatable location, this is one you don’t want to miss.

5. 2026-03-04
   price $79,999

   Show marketing remark (884 chars)

   Nestled just off Park Road 4, this fixer-upper at 107 Leaning Oaks offers a rare chance to own two unrestricted lots in a prime outdoor setting. With no HOA and no restrictions, the possibilities here are wide open—renovate, expand, build, or invest. The home features original hardwood floors and a classic brick fireplace, providing a solid foundation and timeless character ready to be brought back to life. The property sits next door to Big Creek Park and Lake Somerville, making it an ideal spot for nature lovers, weekend adventurers, or anyone seeking a peaceful retreat with easy access to the water. An added bonus: the neighboring property is also for sale, creating a unique opportunity for a larger footprint or multi-property investment. If you’re looking for space, freedom, and potential in an unbeatable location, this is one you don’t want to miss.

6. 2026-02-04
   listed $85,000 Active

   Show marketing remark (884 chars)

   Nestled just off Park Road 4, this fixer-upper at 107 Leaning Oaks offers a rare chance to own two unrestricted lots in a prime outdoor setting. With no HOA and no restrictions, the possibilities here are wide open—renovate, expand, build, or invest. The home features original hardwood floors and a classic brick fireplace, providing a solid foundation and timeless character ready to be brought back to life. The property sits next door to Big Creek Park and Lake Somerville, making it an ideal spot for nature lovers, weekend adventurers, or anyone seeking a peaceful retreat with easy access to the water. An added bonus: the neighboring property is also for sale, creating a unique opportunity for a larger footprint or multi-property investment. If you’re looking for space, freedom, and potential in an unbeatable location, this is one you don’t want to miss.

7. 2026-02-04
   listed $85,000 Active 884-char remark

   Show marketing remark (884 chars)

   Nestled just off Park Road 4, this fixer-upper at 107 Leaning Oaks offers a rare chance to own two unrestricted lots in a prime outdoor setting. With no HOA and no restrictions, the possibilities here are wide open—renovate, expand, build, or invest. The home features original hardwood floors and a classic brick fireplace, providing a solid foundation and timeless character ready to be brought back to life. The property sits next door to Big Creek Park and Lake Somerville, making it an ideal spot for nature lovers, weekend adventurers, or anyone seeking a peaceful retreat with easy access to the water. An added bonus: the neighboring property is also for sale, creating a unique opportunity for a larger footprint or multi-property investment. If you’re looking for space, freedom, and potential in an unbeatable location, this is one you don’t want to miss.

ⓘ 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: $1,549 · $129/mo
• Projected year-2 tax: $1,549 · $129/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 95% 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: $12,903
• − Mortgage interest: −$4,481
• − Property taxes: −$1,549
• − Insurance: −$400
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$2,327
• Taxable income: $2,081
• Est. tax owed @ 24.0%: −$499
• After-tax cash flow: $2,711/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: Somerville ISD
• NCES district ID: 4840770
• Math proficiency: 36% ▲ 10.00%
• Reading proficiency: 29% ▬ 0.00%
• Median HH income: $42,453
• Composite: 27.59/100
• National rank: #6936
• State rank: #579 of 826 in TX

Livability — Lyons

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 370
• Population (ZIP): 4,775

Population outlook (Burleson County) Hauer SSP2

• Today (2025): 18,066 people
• By 2030: 18,174 · +0.6%
• By 2040: 18,198 · +0.7%
• By 2050: 18,110 · +0.2%
• By 2075: 18,166 · +0.6%
• By 2100: 16,949 · -6.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 23% Two or more races 15% Black 14% Native American 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 14% Vietnamese 1% Tagalog/Filipino 1%

Political lean MEDSL · Burleson

• 2024 margin: Solid R (+62.8) · D 18.2% · R 81.0%
• 2008→2024 swing: -25.4pp toward R · 2008: -37.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+57.6 2016: R+55.1 2012: R+46.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.20%
• Current HPI: 178.3416
• 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

-5.9% since first listed

7 events — show timeline

• 2026-04-03 Pending — HARMLS
• 2026-03-23 Pending — BCSRMLS
• 2026-03-23 Pending — HARMLS
• 2026-03-04 Price Changed $79,999 BCSRMLS
• 2026-03-04 Price Changed $79,999 HARMLS
• 2026-02-04 Listed $85,000 BCSRMLS
• 2026-02-04 Listed $85,000 HARMLS

Property tax history

+6.0%/yr

Latest (2025): $1,549 · +19.9% YoY. Source: county tax records.