313 King St · Eden, TX 76837

$74,000

1 bd · 1.0 ba · 766 sqft · SingleFamily public records · 101 Days on market

Built 1952 7,100 sqft lot $97/sqft · 47% above area Est $50k · 47% over

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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 +24.9/30.0
• DSCR +8.1/10.0
• Appreciation +7.5/10.0
• 1% rule +6.2/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

You'll love this charming and well-maintained 1 bedroom, 1 bath home offering 766 square feet of comfortable living space with a metal roof and numerous updates throughout. The kitchen features a corner sink and generous counter space, making it both functional and inviting. You’ll also find good-sized closets, crown molding in the living room and bedroom, and a convenient built-in ironing board that adds a touch of vintage charm. This home has been thoughtfully updated for efficiency and peace of mind, including PEX plumbing throughout (2022), updated 12 and 2 wiring, and blown cellulose insulation added to both the walls and attic (2022). Additional improvements include a new tub surround in the bathroom and rain gutters on the exterior. Two GE AC units (one saddle unit with drain and one wall unit) help keep the home comfortable year-round. Enjoy relaxing outdoors on the covered front porch, the wooden tree swing or the covered back patio. The front of the property offers that white picket fence everyone dreams about which is accented with solar lights, creating a welcoming curb appeal both in the day and night. There are also storage sheds in the rear, a garden area and a large chicken pen perfect for those who enjoy a small homestead lifestyle. A large two-car carport provides plenty of covered parking and additional outdoor workspace. With its blend of character, practical upgrades, and inviting outdoor space, this cozy home is a wonderful opportunity for comfortable living. The following appliances convey; refrigerator, gas range, microwave, washer and dryer. Schedule your showing today and don't let this charming home get away! **Buyers to independently verify all information provided by outside resources.**

Key facts

• Rain gutters
• Metal roof
• New tub surround

Tags

• METAL ROOF
• CORNER SINK
• BUILT-IN IRONING BOARD
• PEX PLUMBING
• NEW TUB SURROUND
• RAIN GUTTERS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($830 rent vs $74k).
• Recommended offer: $67k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,158 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-, housing A-; Watch: schools F, amenities F, commute F.
• Eden CISD (rural): math 40% / reading 30% proficiency, ranked #891 of 1,141 in TX (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 10 units permitted in Concho County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($512 loan paydown + $4k appreciation (5.0% local appreciation)).
• Concho County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,340 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 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 1952 — 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 F-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: 8.88%
• Cash-on-cash: 9.23%
• DSCR: 1.41
• GRM: 7.4

CMA / ARV

• ARV (median comp): $50,400
• List price: $74,000
• Delta: 46.82%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Forest St	0.58mi	2/1.0 (+1)	812 (+6%)	5mo	$79,900	$98	54

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

Projected returns pro-forma

4.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.30×
• Total profit: $26,995
• Equity at exit: $41,705

10-year hold

• IRR: 20.4%
• Equity multiple: 4.52×
• Total profit: $72,952
• Equity at exit: $71,789

Cash invested: $20,720 (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 76837

• Home prices YoY: 5.9%
• Active inventory: 18
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $830 medium
• Mortgage (P&I): −$388
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $159

Break-even live

Break-even rent $628

Max offer price $74,000

Occupancy floor 76%

Sensitivity live

Price	-10% $201	-5% $180	+0% $159	+5% $138	+10% $118
Rent	-10% $94	-5% $127	+0% $159	+5% $192	+10% $225
Rate	-1.0pp $197	-0.5pp $178	base $159	+0.5pp $140	+1.0pp $121

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $74,000 Active 101 DOM
2. 2026-06-18
   days on market $74,000 Active 100 DOM
3. 2026-06-17
   days on market $74,000 Active 99 DOM
4. 2026-06-16
   days on market $74,000 Active 98 DOM
5. 2026-06-15
   days on market $74,000 Active 97 DOM
6. 2026-06-14
   days on market $74,000 Active 95 DOM
7. 2026-06-13
   days on market $74,000 Active 94 DOM
8. 2026-06-10
   days on market $74,000 Active 92 DOM
9. 2026-06-09
   days on market $74,000 Active 91 DOM
10. 2026-06-08
    days on market $74,000 Active 90 DOM
11. 2026-06-07
    days on market $74,000 Active 89 DOM
12. 2026-06-05
    days on market $74,000 Active 86 DOM
13. 2026-06-02
    days on market $74,000 Active 84 DOM
14. 2026-06-01
    days on market $74,000 Active 83 DOM
15. 2026-05-31
    days on market $74,000 Active 82 DOM
16. 2026-05-30
    days on market $74,000 Active 81 DOM
17. 2026-04-01
    price $74,000 1751-char remark

    Show marketing remark (1751 chars)

    You'll love this charming and well-maintained 1 bedroom, 1 bath home offering 766 square feet of comfortable living space with a metal roof and numerous updates throughout. The kitchen features a corner sink and generous counter space, making it both functional and inviting. You’ll also find good-sized closets, crown molding in the living room and bedroom, and a convenient built-in ironing board that adds a touch of vintage charm. This home has been thoughtfully updated for efficiency and peace of mind, including PEX plumbing throughout (2022), updated 12 and 2 wiring, and blown cellulose insulation added to both the walls and attic (2022). Additional improvements include a new tub surround in the bathroom and rain gutters on the exterior. Two GE AC units (one saddle unit with drain and one wall unit) help keep the home comfortable year-round. Enjoy relaxing outdoors on the covered front porch, the wooden tree swing or the covered back patio. The front of the property offers that white picket fence everyone dreams about which is accented with solar lights, creating a welcoming curb appeal both in the day and night. There are also storage sheds in the rear, a garden area and a large chicken pen perfect for those who enjoy a small homestead lifestyle. A large two-car carport provides plenty of covered parking and additional outdoor workspace. With its blend of character, practical upgrades, and inviting outdoor space, this cozy home is a wonderful opportunity for comfortable living. The following appliances convey; refrigerator, gas range, microwave, washer and dryer. Schedule your showing today and don't let this charming home get away! **Buyers to independently verify all information provided by outside resources.**

18. 2026-03-09
    listed $78,000 Active 1751-char remark

    Show marketing remark (1200 chars)

    You'll love this charming and well-maintained 1 bedroom, 1 bath home offering 766 square feet of comfortable living space with a metal roof and numerous updates throughout. The kitchen features a corner sink and generous counter space, making it both functional and inviting. You'll also find good-sized closets, crown molding in the living room and bedroom, and a convenient built-in ironing board that adds a touch of vintage charm. This home has been thoughtfully updated for efficiency and peace of mind, including PEX plumbing throughout (2022), updated 12/2 wiring, and blown cellulose insulation added to both the walls and attic (2022). Additional improvements include a new tub surround in the bathroom and rain gutters on the exterior. Two GE AC units (one saddle unit with drain and one wall unit) help keep the home comfortable year-round. Enjoy relaxing outdoors on the covered front porch, the wooden tree swing or the covered back patio. The front of the property offers that white picket fence everyone dreams about which is accented with solar lights, creating a welcoming curb appeal both in the day and night. There are also storage sheds in the rear, a garden area and a large chi

19. 2026-03-09
    listed $78,000 Active 1200-char remark

    Show marketing remark (1200 chars)

    You'll love this charming and well-maintained 1 bedroom, 1 bath home offering 766 square feet of comfortable living space with a metal roof and numerous updates throughout. The kitchen features a corner sink and generous counter space, making it both functional and inviting. You'll also find good-sized closets, crown molding in the living room and bedroom, and a convenient built-in ironing board that adds a touch of vintage charm. This home has been thoughtfully updated for efficiency and peace of mind, including PEX plumbing throughout (2022), updated 12/2 wiring, and blown cellulose insulation added to both the walls and attic (2022). Additional improvements include a new tub surround in the bathroom and rain gutters on the exterior. Two GE AC units (one saddle unit with drain and one wall unit) help keep the home comfortable year-round. Enjoy relaxing outdoors on the covered front porch, the wooden tree swing or the covered back patio. The front of the property offers that white picket fence everyone dreams about which is accented with solar lights, creating a welcoming curb appeal both in the day and night. There are also storage sheds in the rear, a garden area and a large chi

20. 2022-06-22
    soldstatus Closed
21. 2022-06-10
    status Pending
22. 2022-05-29
    historical Active Option Contract
23. 2022-05-18
    listed $40,000 Active
24. 2009-10-14
    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: $925 · $77/mo
• Projected year-2 tax: $1,354 · $113/mo
• Expected delta: +$429/yr (+$36/mo · 46.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $9,955
• − Mortgage interest: −$4,145
• − Property taxes: −$925
• − Insurance: −$370
• − Repairs & maintenance: −$796
• − Management: −$796
• − Depreciation: −$2,153
• Taxable income: $769
• Est. tax owed @ 24.0%: −$185
• After-tax cash flow: $1,728/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: Eden CISD
• NCES district ID: 4818070
• Math proficiency: 40% ▲ 10.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $45,585
• Composite: 32.58/100
• National rank: #10819
• State rank: #891 of 1141 in TX

Livability — Eden

• Score: 59/100
• State rank: #1158
• US rank: #20281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eden, TX
• Population (ZIP): 1,946

Population outlook (Concho County) Hauer SSP2

• Today (2025): 4,538 people
• By 2030: 4,681 · +3.2%
• By 2040: 4,975 · +9.6%
• By 2050: 5,329 · +17.4%
• By 2075: 5,760 · +26.9%
• By 2100: 4,903 · +8.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 49% Hispanic / Latino 42% Two or more races 15% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 25% Cuban 3%
• Common ancestry: Italian 6% Serbian 4% Slovak 2%
• Foreign-born: 18% · Canada, Vietnam
• Languages at home: 60% English-only · Spanish 37% Russian/Polish/Slavic 1% Vietnamese 1%

Political lean MEDSL · Concho

• 2024 margin: Solid R (+73.9) · D 12.8% · R 86.6%
• 2008→2024 swing: -22.8pp toward R · 2008: -51.1pp · 2024: -73.9pp
• All cycles: 2024: R+73.9 2020: R+67.9 2016: R+69.1 2012: R+59.8 2008: R+51.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.95%
• Current HPI: 88.8098
• 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

+85.0% since first listed

8 events — show timeline

• 2026-04-01 Price Changed $74,000 NTREIS
• 2026-03-09 Listed $78,000 KVMLS
• 2026-03-09 Listed $78,000 NTREIS
• 2022-06-22 Sold (MLS) — NTREIS
• 2022-06-10 Pending — NTREIS
• 2022-05-29 Contingent — NTREIS
• 2022-05-18 Listed $40,000 NTREIS
• 2009-10-14 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $925 · +14.2% YoY. Source: county tax records.