Lot 25 &26 Edgewater Beach Clb · Haskell, TX 79521

$89,900

1 bd · 1.0 ba · 900 sqft · SingleFamily · 66 Days on market

Built 2000 Fair condition 0.31 ac lot $100/sqft · 69% above area ↓ 8% 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 +15.2/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.0/5.0

Listing remarks MLS

Two prime waterfront lots on Lake Stamford offering privacy, scenery, and endless potential. This property includes a fenced area and a one-bedroom tiny home featuring a built-in kitchen and bathroom. The tiny home still needs to be finished out, giving buyers the chance to customize it to their needs. Utilities are not yet connected; electricity is available, water is run to the unit, and sewer will need to be added. Enjoy beautiful lake views and peaceful surroundings—ideal for a weekend retreat, rental opportunity, or future build. A fantastic location with room to grow and make it your own. Buyer to verify all information.

Key facts

• Built-in kitchen
• Fenced area
• Lake views

Tags

• WATERFRONT LOTS
• FENCED AREA
• BUILT-IN KITCHEN
• LAKE VIEWS
• RENTAL OPPORTUNITY
• FUTURE BUILD

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $31 ($371/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 $83k (8.2% below list).
• Recommended offer: $83k (8.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#573 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Haskell CISD (town): math 31% / reading 36% proficiency, ranked #561 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Haskell El (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 267 students, 68% FRL); Haskell J H (math 27% / reading 32%, grade F, #1,077 of 1,662 statewide, top 66%, 124 students, 71% FRL); Haskell H S (math 54% / reading 44%, grade D, #509 of 1,632 statewide, top 34%, 148 students, 60% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: 44 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.1% local appreciation)).
• Haskell County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $82,554 (8.2% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (median comp): $53,102
• List price: $89,900
• Delta: 69.30%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 N Avenue D	0.13mi	2/1.0 (+1)	862 (-4%)	20mo	$30,000	$35	65
303 S Avenue C	0.28mi	2/1.0 (+1)	816 (-9%)	6mo	$50,000	$61	61

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

Projected returns pro-forma

3.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.53×
• Total profit: $13,250
• Equity at exit: $40,891

10-year hold

• IRR: 11.6%
• Equity multiple: 2.74×
• Total profit: $43,898
• Equity at exit: $63,384

Cash invested: $25,172 (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 79521

• Home prices YoY: 2.6%
• Active inventory: 44
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $826 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $31

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 91%

Sensitivity live

Price	-10% $93	-5% $62	+0% $31	+5% $0	+10% $-31
Rent	-10% $-34	-5% $-2	+0% $31	+5% $64	+10% $96
Rate	-1.0pp $76	-0.5pp $54	base $31	+0.5pp $8	+1.0pp $-16

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $89,900 Active 66 DOM
2. 2026-06-21
   days on market $89,900 Active 65 DOM
3. 2026-06-18
   days on market $89,900 Active 63 DOM
4. 2026-06-17
   days on market $89,900 Active 62 DOM
5. 2026-06-16
   days on market $89,900 Active 61 DOM
6. 2026-06-15
   days on market $89,900 Active 60 DOM
7. 2026-06-13
   days on market $89,900 Active 58 DOM
8. 2026-06-12
   days on market $89,900 Active 57 DOM
9. 2026-06-10
   days on market $89,900 Active 54 DOM
10. 2026-06-08
    days on market $89,900 Active 53 DOM
11. 2026-06-08
    days on market $89,900 Active 52 DOM
12. 2026-06-05
    days on market $89,900 Active 50 DOM
13. 2026-06-03
    days on market $89,900 Active 48 DOM
14. 2026-06-02
    days on market $89,900 Active 47 DOM
15. 2026-06-01
    days on market $89,900 Active 46 DOM
16. 2026-05-31
    days on market $89,900 Active 45 DOM
17. 2026-04-16
    listed $89,900 Active 642-char remark

    Show marketing remark (642 chars)

    Two prime waterfront lots on Lake Stamford offering privacy, scenery, and endless potential. This property includes a fenced area and a one-bedroom tiny home featuring a built-in kitchen and bathroom. The tiny home still needs to be finished out, giving buyers the chance to customize it to their needs. Utilities are not yet connected; electricity is available, water is run to the unit, and sewer will need to be added. Enjoy beautiful lake views and peaceful surroundings—ideal for a weekend retreat, rental opportunity, or future build. A fantastic location with room to grow and make it your own. Buyer to verify all information.

18. 2026-03-31
    historical
19. 2025-10-21
    status Active
20. 2025-10-03
    historical Active Contingent
21. 2025-09-05
    listed $97,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $9,906
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$793
• − Management: −$793
• − Depreciation: −$2,615
• Taxable loss: −$1,128
• Est. tax savings @ 24.0%: +$271
• After-tax cash flow: $641/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.

Condition & rehab AI · 7 photos

Fair 40/100 Moderate rehab

The home requires significant repairs and maintenance, including exterior siding, roof, flooring, interior walls, and landscaping. Improvements to these areas will significantly increase its value.

Repairs flagged

• Major exterior siding — Significant damage and wear
• Major roof — Significant damage and wear
• Major flooring — Significant damage and wear
• Major interior walls/paint — Significant damage and wear
• Major landscaping — Overgrown grass and debris

Value-add opportunities

• Both HVAC system — Improving HVAC system will enhance comfort and energy efficiency
• Both exterior siding and roof repair — Repairing the exterior siding and roof will improve the home's appearance and increase its value
• Both landscaping and curb appeal — Improving the landscaping and curb appeal will enhance the home's appearance and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant damage and wear	Major	$15,000–50,000
roof · Significant damage and wear	Major	$15,000–50,000
flooring · Significant damage and wear	Major	$15,000–50,000
interior walls/paint · Significant damage and wear	Major	$15,000–50,000
landscaping · Overgrown grass and debris	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both HVAC system — Improving HVAC system will enhance comfort and energy efficiency ↑
• Both exterior siding and roof repair — Repairing the exterior siding and roof will improve the home's appearance and increase its value ↑
• Both landscaping and curb appeal — Improving the landscaping and curb appeal will enhance the home's appearance and increase its value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Haskell CISD
• NCES district ID: 4822740
• Math proficiency: 31% ▼ -18.00%
• Reading proficiency: 36% ▼ -8.00%
• Median HH income: $41,661
• Composite: 28.29/100
• National rank: #6791
• State rank: #561 of 826 in TX

Livability — Haskell

• Score: 67/100
• State rank: #573
• US rank: #10965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haskell, TX
• Population (ZIP): 3,470

Population outlook (Haskell County) Hauer SSP2

• Today (2025): 5,679 people
• By 2030: 5,693 · +0.2%
• By 2040: 5,769 · +1.6%
• By 2050: 6,012 · +5.9%
• By 2075: 6,792 · +19.6%
• By 2100: 6,531 · +15.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 22% Black 7% Two or more races 4%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Serbian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 79% English-only · Spanish 19% Other Indo-European 1%

Political lean MEDSL · Haskell

• 2024 margin: Solid R (+71.5) · D 13.9% · R 85.4%
• 2008→2024 swing: -38.9pp toward R · 2008: -32.6pp · 2024: -71.5pp
• All cycles: 2024: R+71.5 2020: R+67.2 2016: R+61.7 2012: R+43.4 2008: R+32.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.09%
• Current HPI: 121.407
• 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

-7.8% since first listed

5 events — show timeline

• 2026-04-16 Listed $89,900 NTREIS
• 2026-03-31 Listing Removed — NTREIS
• 2025-10-21 Relisted — NTREIS
• 2025-10-03 Contingent — NTREIS
• 2025-09-05 Listed $97,500 NTREIS