420 W 6th St · Taylor, TX 76574

$185,000

3 bd · 1.0 ba · 1,563 sqft · SingleFamily public records · 118 Days on market

Built 1925 7,405 sqft lot $118/sqft · 41% below area Est $314k · 41% under ↓ 3% since listing

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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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.2/10.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just added - 5,000 sellers concessions. Looking for an affordable home. Here it is. This 3 bedroom 1 bath home features classic character with everyday comfort. From the moment you arrive, you’ll notice the welcoming front porch perfect for morning coffee or evening relaxation. Inside, original hardwood floors in living area, carpet in bedrooms, high ceilings and abundant natural light throughout. The spacious living room offers a warm and inviting atmosphere, ideal for gatherings or quiet evenings at home. A large dining room and small kitchen with a bonus room in the back of the house leading to the back door with an accessible ramp. Partial fence on east and west side of house. open carport in the rear with alley access. A closed garage sits next to carport for storage. This home is being sold as is. Ready for you to add your touch of TLC or leave as is for the more classic look. Owner is also asking for a 30 day lease back after closing. Please allow a 2 hour notice for showing time due to owner occupied and dog on premises. Monday through Friday and weekends 10am-5pm. Contact agent with any questions or concerns.

Key facts

• Large dining room
• Bonus room
• High ceilings

Tags

• WELCOMING FRONT PORCH
• ORIGINAL HARDWOOD FLOORS
• HIGH CEILINGS
• ABUNDANT NATURAL LIGHT
• LARGE DINING ROOM
• BONUS ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.3% in Taylor — 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 71/100 on livability (#312 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D-, amenities F.
• Taylor ISD (town): math 20% / reading 27% proficiency, ranked #726 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 314 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,543 units permitted in Williamson County in 2024 (1,425 in 5+ unit buildings).
• This rent runs 32% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 118 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $168,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 1.12% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.82%
• DSCR: 1.35
• GRM: 7.4

CMA / ARV

• ARV (median comp): $314,392
• List price: $185,000
• Delta: -41.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 Davis St	0.05mi	3/1.5	1,500 (-4%)	21mo	$299,000	$199	72
1006 Porter St	0.43mi	2/1.0 (-1)	1,478 (-5%)	6mo	$175,000	$118	60
913 Fowzer St	0.22mi	3/2.0	1,416 (-9%)	12mo	$269,900	$191	60
809 Howard St	0.44mi	3/2.0	1,420 (-9%)	2mo	$196,000	$138	58
914 Victoria St	0.52mi	4/2.0 (+1)	1,620 (+4%)	3mo	$255,000	$157	58
148 Harston Dr	0.34mi	3/2.5	1,780 (+14%)	6mo	$246,990	$139	50
1518 Lexington St	0.60mi	3/2.0	1,772 (+13%)	0mo	$374,950	$212	46
1310 Thompson St	0.60mi	3/2.0	1,719 (+10%)	11mo	$249,900	$145	42
207 Old Thorndale Rd	0.54mi	3/2.0	1,362 (-13%)	9mo	$339,900	$250	42
907 Fisher St	0.75mi	3/2.0	1,416 (-9%)	6mo	$145,000	$102	41
1106 W 6th St	0.48mi	3/2.0	1,390 (-11%)	18mo	$254,000	$183	41
1205 W 7th St	0.56mi	3/2.0	1,736 (+11%)	21mo	$424,900	$245	34

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 · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.74×
• Total profit: $-13,671
• Equity at exit: $27,584

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-4,449
• Equity at exit: $15,995

Cash invested: $51,800 (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 76574

• Home prices YoY: -32.3%
• Rents YoY: 0.4%
• Active inventory: 314
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,078 high
• Mortgage (P&I): −$970
• Tax from tax record: −$257 /mo · $3,082/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $338

Break-even live

Break-even rent $1,651

Max offer price $185,000

Occupancy floor 79%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Kimbro St Taylor, TX	3.0	2.5	1480	$2,250	$1.52	23d	1	0.22mi
401 Shaw St Taylor, TX	2.0	1.0	1168	$1,650	$1.41	17d	1	0.30mi
109 N Main St Unit A Taylor, TX	2.0	1.0	1495	$1,750	$1.17	1d	1	0.36mi
1215 Davis St Taylor, TX	4.0	2.5	2220	$3,200	$1.44	23d	1	0.49mi
1117 W 4th St Taylor, TX	3.0	2.0	1334	$1,400	$1.05	17d	1	0.53mi
206 Oscar St Taylor, TX	4.0	1.5	1960	$2,100	$1.07	1d	1	0.61mi
210 W Lake Dr Taylor, TX	2.0	1.5	1057	$1,450	$1.37	43d	1	0.75mi
1707 Lexington St Taylor, TX	3.0	2.0	2140	$2,500	$1.17	23d	1	0.75mi
2005 Whistling Way Taylor, TX	4.0	2.5	2209	$2,050	$0.93	4d	1	1.43mi
1006 Cottonbowl Dr Taylor, TX	4.0	2.0	1615	$2,300	$1.42	43d	1	1.45mi

Listing history 18 events

1. 2026-06-18
   days on market $185,000 Active 118 DOM
2. 2026-06-17
   days on market $185,000 Active 117 DOM
3. 2026-06-16
   days on market $185,000 Active 116 DOM
4. 2026-06-15
   days on market $185,000 Active 115 DOM
5. 2026-06-13
   days on market $185,000 Active 113 DOM
6. 2026-06-09
   days on market $185,000 Active 109 DOM
7. 2026-06-08
   days on market $185,000 Active 108 DOM
8. 2026-06-07
   days on market $185,000 Active 107 DOM
9. 2026-06-05
   days on market $185,000 Active 104 DOM
10. 2026-06-03
    days on market $185,000 Active 103 DOM
11. 2026-06-02
    days on market $185,000 Active 102 DOM
12. 2026-06-01
    days on market $185,000 Active 101 DOM
13. 2026-05-31
    days on market $185,000 Active 100 DOM
14. 2026-04-27
    price $185,000 1141-char remark

    Show marketing remark (1141 chars)

    Just added - 5,000 sellers concessions. Looking for an affordable home. Here it is. This 3 bedroom 1 bath home features classic character with everyday comfort. From the moment you arrive, you’ll notice the welcoming front porch perfect for morning coffee or evening relaxation. Inside, original hardwood floors in living area, carpet in bedrooms, high ceilings and abundant natural light throughout. The spacious living room offers a warm and inviting atmosphere, ideal for gatherings or quiet evenings at home. A large dining room and small kitchen with a bonus room in the back of the house leading to the back door with an accessible ramp. Partial fence on east and west side of house. open carport in the rear with alley access. A closed garage sits next to carport for storage. This home is being sold as is. Ready for you to add your touch of TLC or leave as is for the more classic look. Owner is also asking for a 30 day lease back after closing. Please allow a 2 hour notice for showing time due to owner occupied and dog on premises. Monday through Friday and weekends 10am-5pm. Contact agent with any questions or concerns.

15. 2026-02-20
    listed $190,000 Active 1141-char remark

    Show marketing remark (1141 chars)

    Just added - 5,000 sellers concessions. Looking for an affordable home. Here it is. This 3 bedroom 1 bath home features classic character with everyday comfort. From the moment you arrive, you’ll notice the welcoming front porch perfect for morning coffee or evening relaxation. Inside, original hardwood floors in living area, carpet in bedrooms, high ceilings and abundant natural light throughout. The spacious living room offers a warm and inviting atmosphere, ideal for gatherings or quiet evenings at home. A large dining room and small kitchen with a bonus room in the back of the house leading to the back door with an accessible ramp. Partial fence on east and west side of house. open carport in the rear with alley access. A closed garage sits next to carport for storage. This home is being sold as is. Ready for you to add your touch of TLC or leave as is for the more classic look. Owner is also asking for a 30 day lease back after closing. Please allow a 2 hour notice for showing time due to owner occupied and dog on premises. Monday through Friday and weekends 10am-5pm. Contact agent with any questions or concerns.

16. 2004-12-01
    historical
17. 2004-05-26
    listed
18. 1993-07-27
    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: $3,082 · $257/mo
• Projected year-2 tax: $3,386 · $282/mo
• Expected delta: +$304/yr (+$25/mo · 9.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $24,936
• − Mortgage interest: −$10,363
• − Property taxes: −$3,082
• − Insurance: −$925
• − Repairs & maintenance: −$1,995
• − Management: −$1,995
• − Depreciation: −$5,382
• Taxable income: $1,195
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $3,764/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: Taylor ISD
• NCES district ID: 4842280
• Math proficiency: 20% ▼ -15.00%
• Reading proficiency: 27% ▼ -11.00%
• Median HH income: $45,330
• Composite: 20.35/100
• National rank: #8606
• State rank: #726 of 826 in TX

Livability — Taylor

• Score: 71/100
• State rank: #312
• US rank: #7013

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taylor, TX
• County: Williamson County · 680,029 people
• City population: 20,242
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 20,242
• Household income: $78,568
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 371.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 50% Hispanic / Latino 42% Two or more races 22% Black 5%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Romanian 2% Italian 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 74% English-only · Spanish 23% Russian/Polish/Slavic 1%

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: ▼ -108.71%
• Current HPI: 227.58
• Rent YoY: ▲ 0.43%
• Metro: Austin-Round Rock-Georgetown, TX
• 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

-2.6% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $185,000 Unlock MLS
• 2026-02-20 Listed $190,000 Unlock MLS
• 2004-12-01 Delisted — Unlock MLS
• 2004-05-26 Listed — Unlock MLS
• 1993-07-27 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2026): $3,082 · +10.0% YoY. Source: county tax records.