502 Barnett St · Eden, TX 76837

$85,000

3 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 17 Days on market

Built 1970 0.52 ac lot Est $113k · 25% under

---

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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +8.1/10.0
• Appreciation +7.5/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nice 3 bedroom home - Remodeled 2 1/2 years ago: A/C, Water Heater, Roof and more, replaced in 2017. Pretty Live Oak trees, 1 Pecan, 1 Apple and 1 Apricot tree. Bedrooms are split - Nice for children to have their own space. Located on 2 large lots - Lots of extra space to add a shop.

Key facts

• 0.52 acre lot
• Built 1970
• Listed 17 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% 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 $5k of equity ($588 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.31% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.39%
• DSCR: 1.55
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $113,240
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Green St	0.20mi	2/1.0 (-1)	1,032 (-13%)	24mo	$98,000	$95	44
207 Maddox St	0.64mi	2/1.0 (-1)	1,080 (-9%)	14mo	$95,000	$88	38

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: 23.5%
• Equity multiple: 2.47×
• Total profit: $35,043
• Equity at exit: $47,905

10-year hold

• IRR: 22.9%
• Equity multiple: 4.89×
• Total profit: $92,626
• Equity at exit: $82,460

Cash invested: $23,800 (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 76837

• Home prices YoY: 5.9%
• Active inventory: 18
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$155 /mo · $1,856/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $246

Break-even live

Break-even rent $805

Max offer price $85,000

Occupancy floor 73%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-28
   status Pending
2. 2026-04-08
   listed $85,000 Active
3. 2026-02-20
   historical
4. 2026-01-06
   price $85,000
5. 2025-06-19
   price $93,000
6. 2025-03-04
   listed $100,000 New
7. 2020-10-08
   soldstatus 285-char remark

   Show marketing remark (285 chars)

   Nice 3 bedroom home - Remodeled 2 1/2 years ago: A/C, Water Heater, Roof and more, replaced in 2017. Pretty Live Oak trees, 1 Pecan, 1 Apple and 1 Apricot tree. Bedrooms are split - Nice for children to have their own space. Located on 2 large lots - Lots of extra space to add a shop.

8. 2020-09-08
   listed $62,000 285-char remark

   Show marketing remark (285 chars)

   Nice 3 bedroom home - Remodeled 2 1/2 years ago: A/C, Water Heater, Roof and more, replaced in 2017. Pretty Live Oak trees, 1 Pecan, 1 Apple and 1 Apricot tree. Bedrooms are split - Nice for children to have their own space. Located on 2 large lots - Lots of extra space to add a shop.

9. 2007-04-10
   soldstatus
10. 2005-09-28
    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: $1,856 · $155/mo
• Projected year-2 tax: $1,856 · $155/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 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥104°F today · 20 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: $13,391
• − Mortgage interest: −$4,761
• − Property taxes: −$1,856
• − Insurance: −$425
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$2,473
• Taxable income: $1,734
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $2,533/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: 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

+37.1% since first listed

10 events — show timeline

• 2026-04-28 Pending — NTREIS
• 2026-04-08 Listed $85,000 NTREIS
• 2026-02-20 Listing Removed — LERA
• 2026-01-06 Price Changed $85,000 LERA
• 2025-06-19 Price Changed $93,000 LERA
• 2025-03-04 Listed $100,000 LERA
• 2020-10-08 Sold (MLS) — SAAR TX
• 2020-09-08 Listed $62,000 SAAR TX
• 2007-04-10 Sold (Public Records) — Public Records
• 2005-09-28 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,856 · -9.0% YoY. Source: county tax records.