15 Burleson · Eden, TX 76837

$99,500

3 bd · 2.0 ba · 1,542 sqft · SingleFamily public records · 9 Days on market

Built 1965 9,300 sqft lot $65/sqft · at area comps Est $102k · at est. ↓ 25% 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 +25.4/30.0
• ARV discount +8.5/15.0
• DSCR +8.4/10.0
• Appreciation +7.5/10.0
• 1% rule +7.4/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 15 Burleson Street in the heart of Eden, Texas. This recently updated 3-bedroom, 2-bathroom home offers approximately 1,542 square feet of comfortable living space on a spacious lot. Recent improvements include a new roof, updated electrical meter loop, and stainless steel appliances, providing peace of mind and modern convenience. Inside, you'll find a functional floor plan with a welcoming living area, an eat-in kitchen, and generously sized bedrooms. Central heating and air conditioning ensure year-round comfort, while the fenced backyard offers space for pets, outdoor gatherings, gardening, or simply relaxing in a private setting. Located in a quiet neighborhood within the ch

Key facts

• Move-in-ready home
• Fenced backyard
• New roof

Tags

• NEW ROOF
• UPDATED ELECTRICAL METER LOOP
• STAINLESS STEEL APPLIANCES
• FENCED BACKYARD
• MOVE-IN-READY HOME
• WELL-MAINTAINED PROPERTY

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking
• Utilities: Asphalt utilities; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story
• Construction: Built in 1965; Pillar/post/pier foundation
• Exterior features: Back yard fencing

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Bathrooms: 2 full bathrooms
• Interior features: Eat-in kitchen; Built-in cabinets in living room; One living area; One dining area; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

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 $6k of equity ($688 loan paydown + $5k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,500

Questions for the listing agent

1. Built in 1965 — 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: 1.24% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.87%
• DSCR: 1.44
• GRM: 6.7

CMA / ARV

• ARV (median comp): $101,856
• List price: $99,500
• Delta: -1.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Burleson St	0.00mi	3/2.0	1,512 (-2%)	10mo	$84,900	$56	88
806 Garden Ave	0.16mi	3/2.0	1,520 (-1%)	20mo	$149,900	$99	73
714 Duke St	0.22mi	3/1.5	1,667 (+8%)	11mo	$125,000	$75	65
802 S Main St	0.50mi	3/1.5	1,566 (+2%)	20mo	$65,000	$42	55
319 Merino Row	0.26mi	3/1.0	1,657 (+8%)	24mo	$132,000	$80	52
14 E Rochefort St	0.37mi	2/2.0 (-1)	1,400 (-9%)	20mo	$57,500	$41	46

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: 21.3%
• Equity multiple: 2.34×
• Total profit: $37,298
• Equity at exit: $56,077

10-year hold

• IRR: 20.9%
• Equity multiple: 4.60×
• Total profit: $100,390
• Equity at exit: $96,526

Cash invested: $27,860 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,234 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$183 /mo · $2,190/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $229

Break-even live

Break-even rent $944

Max offer price $99,500

Occupancy floor 76%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   status $99,500 Pending 9 DOM
2. 2026-06-18
   days on market $99,500 Active 9 DOM
3. 2026-06-17
   days on market $99,500 Active 8 DOM
4. 2026-06-16
   days on market $99,500 Active 7 DOM
5. 2026-06-15
   days on market $99,500 Active 6 DOM
6. 2026-06-14
   days on market $99,500 Active 4 DOM
7. 2026-06-13
   days on market $99,500 Active 3 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   pricedays on marketlisting id $99,500 Active 1 DOM
10. 2026-05-31
    days on market $99,990 Active 58 DOM
11. 2026-05-30
    days on market $99,990 Active 57 DOM
12. 2026-05-01
    price $99,990 179-char remark
13. 2026-04-26
    price $104,500 179-char remark
14. 2026-04-03
    listed $107,500 Active 179-char remark
15. 2025-08-18
    historical
16. 2025-08-07
    listed $71,900 Active
17. 2025-08-05
    soldstatus Closed
18. 2025-06-25
    price $84,900
19. 2025-05-21
    price $102,900
20. 2025-04-25
    price $119,900
21. 2025-03-26
    listed $131,900 Active
22. 2009-09-14
    soldstatus
23. 2009-04-08
    soldstatus
24. 2002-07-11
    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: $2,190 · $183/mo
• Projected year-2 tax: $2,190 · $183/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 · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $14,810
• − Mortgage interest: −$5,574
• − Property taxes: −$2,190
• − Insurance: −$498
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$2,895
• Taxable income: $1,285
• Est. tax owed @ 24.0%: −$308
• After-tax cash flow: $2,443/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

-24.6% since first listed

16 events — show timeline

• 2026-06-18 Pending — NTREIS
• 2026-06-09 Listed $99,500 NTREIS
• 2026-05-31 Listing Removed — NTREIS
• 2026-05-01 Price Changed $99,990 NTREIS
• 2026-04-26 Price Changed $104,500 NTREIS
• 2026-04-03 Listed $107,500 NTREIS
• 2025-08-18 Listing Removed — NTREIS
• 2025-08-07 Listed $71,900 NTREIS
• 2025-08-05 Sold (MLS) — NTREIS
• 2025-06-25 Price Changed $84,900 NTREIS
• 2025-05-21 Price Changed $102,900 NTREIS
• 2025-04-25 Price Changed $119,900 NTREIS
• 2025-03-26 Listed $131,900 NTREIS
• 2009-09-14 Sold (Public Records) — Public Records
• 2009-04-08 Sold (Public Records) — Public Records
• 2002-07-11 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,190 · -27.8% YoY. Source: county tax records.