809 Harvill St · Freer, TX 78357

$95,000

3 bd · 1.0 ba · 2,070 sqft · SingleFamily public records · 122 Days on market

Built 1900 0.51 ac lot $46/sqft · 26% below area Est $98k · at est. ↓ 8% 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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +8.8/15.0
• Appreciation +5.0/10.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

* * LARGE Price Reduction! * * Buyers, LOOK THIS WAY, if you'd like a home that has the potential for payments to be less than renting!! This home has 3 bedrooms & 1 bathroom, with an attached 2-car garage AND a 2-car carport! There are FIVE LOTS that are included, so you'll own over half an acre! Sellers have an existing Survey to share with the buyers! The kitchen has been beautifully remodeled & the refrigerator and stove will stay! (With an acceptable offer) This home offers a nice, open floor plan in the kitchen, dining & living areas! The solar screens are another plus! There is also a nice back patio/party area with a bar, that will provide endless opportunities for creating those precious memories with loved ones and friends!! Call your favorite Realtor today to set up your showing! This sale will include a Transferable Warranty for termite treatment done. PLEASE NOTE: 1900 is NOT the Year built-This is the default # required when the exact Year built is unknown.

Key facts

• Five lots
• Over half an acre
• 2 car carport

Tags

• ATTACHED 2 CAR GARAGE
• 2 CAR CARPORT
• FIVE LOTS
• OVER HALF AN ACRE
• BEAUTIFULLY REMODELED KITCHEN
• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#643 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, health & safety C-, schools F.
• Freer ISD (rural): math 34% / reading 31% proficiency, ranked #575 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 19 active listings in the ZIP.

Forward outlook

• In year one you build about $651 of equity ($657 loan paydown + $-6 appreciation (-0.0% local appreciation)).
• Duval County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 93% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.42% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.81%
• DSCR: 1.61
• GRM: 5.9

CMA / ARV

• ARV (median comp): $97,773
• List price: $95,000
• Delta: -2.84%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
621 S Texas Ave	0.43mi	3/2.0	2,070 (0%)	15mo	$89,900	$43	63

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

Projected returns pro-forma

-0.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.63×
• Total profit: $16,769
• Equity at exit: $27,554

10-year hold

• IRR: 17.9%
• Equity multiple: 2.97×
• Total profit: $52,469
• Equity at exit: $33,096

Cash invested: $26,600 (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 78357

• Home prices YoY: -0.0%
• Active inventory: 19
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,346 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$219 /mo · $2,631/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $306

Break-even live

Break-even rent $958

Max offer price $95,000

Occupancy floor 72%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $95,000 Active 122 DOM
2. 2026-06-17
   days on market $95,000 Active 121 DOM
3. 2026-06-16
   days on market $95,000 Active 120 DOM
4. 2026-06-15
   days on market $95,000 Active 119 DOM
5. 2026-06-13
   days on market $95,000 Active 117 DOM
6. 2026-06-12
   days on market $95,000 Active 116 DOM
7. 2026-06-09
   days on market $95,000 Active 113 DOM
8. 2026-06-08
   days on market $95,000 Active 112 DOM
9. 2026-06-08
   days on market $95,000 Active 111 DOM
10. 2026-06-05
    days on market $95,000 Active 109 DOM
11. 2026-06-03
    days on market $95,000 Active 107 DOM
12. 2026-06-02
    days on market $95,000 Active 106 DOM
13. 2026-06-02
    price $95,000 Active 105 DOM
14. 2026-06-01
    days on market $99,950 Active 105 DOM
15. 2026-05-31
    days on market $99,950 Active 104 DOM
16. 2026-04-15
    price $99,950 1008-char remark

    Show marketing remark (1008 chars)

    * * LARGE Price Reduction! * * Buyers, LOOK THIS WAY, if you'd like a home that has the potential for payments to be less than renting!! This home has 3 bedrooms & 1 bathroom, with an attached 2-car garage AND a 2-car carport! There are FIVE LOTS that are included, so you'll own over half an acre! Sellers have an existing Survey to share with the buyers! The kitchen has been beautifully remodeled & the refrigerator and stove will stay! (With an acceptable offer) This home offers a nice, open floor plan in the kitchen, dining & living areas! The solar screens are another plus! There is also a nice back patio/party area with a bar, that will provide endless opportunities for creating those precious memories with loved ones and friends!! Call your favorite Realtor today to set up your showing! This sale will include a Transferable Warranty for termite treatment done. PLEASE NOTE: 1900 is NOT the Year built-This is the default # required when the exact Year built is unknown.

17. 2026-02-16
    listed $109,000 Active 1008-char remark

    Show marketing remark (1008 chars)

    * * LARGE Price Reduction! * * Buyers, LOOK THIS WAY, if you'd like a home that has the potential for payments to be less than renting!! This home has 3 bedrooms & 1 bathroom, with an attached 2-car garage AND a 2-car carport! There are FIVE LOTS that are included, so you'll own over half an acre! Sellers have an existing Survey to share with the buyers! The kitchen has been beautifully remodeled & the refrigerator and stove will stay! (With an acceptable offer) This home offers a nice, open floor plan in the kitchen, dining & living areas! The solar screens are another plus! There is also a nice back patio/party area with a bar, that will provide endless opportunities for creating those precious memories with loved ones and friends!! Call your favorite Realtor today to set up your showing! This sale will include a Transferable Warranty for termite treatment done. PLEASE NOTE: 1900 is NOT the Year built-This is the default # required when the exact Year built is unknown.

18. 2007-09-19
    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: $2,631 · $219/mo
• Projected year-2 tax: $2,631 · $219/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 93% 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: $16,149
• − Mortgage interest: −$5,321
• − Property taxes: −$2,631
• − Insurance: −$475
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$2,764
• Taxable income: $2,374
• Est. tax owed @ 24.0%: −$570
• After-tax cash flow: $3,103/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: Freer ISD
• NCES district ID: 4819820
• Math proficiency: 34% ▼ -2.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $43,849
• Composite: 27.71/100
• National rank: #6910
• State rank: #575 of 826 in TX

Livability — Freer

• Score: 66/100
• State rank: #643
• US rank: #12210

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Freer, TX
• Population (ZIP): 2,726

Population outlook (Duval County) Hauer SSP2

• Today (2025): 10,826 people
• By 2030: 10,531 · -2.7%
• By 2040: 10,015 · -7.5%
• By 2050: 9,560 · -11.7%
• By 2075: 8,442 · -22.0%
• By 2100: 6,686 · -38.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (77%)
• Race & ethnicity: Hispanic / Latino 77% Two or more races 39% White 23%
• Hispanic origin (detail): Mexican 73%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 54% English-only · Spanish 41% German/W. Germanic 6%

Political lean MEDSL · Duval

• 2024 margin: Lean R (+9.8) · D 44.9% · R 54.7%
• 2008→2024 swing: -60.2pp toward R · 2008: 50.4pp · 2024: -9.8pp
• All cycles: 2024: R+9.8 2020: D+2.6 2016: D+35.3 2012: D+54.2 2008: D+50.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ -0.01%
• Current HPI: 98.4455
• 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

-8.3% since first listed

3 events — show timeline

• 2026-04-15 Price Changed $99,950 CBMLS
• 2026-02-16 Listed $109,000 CBMLS
• 2007-09-19 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,631 · -2.5% YoY. Source: county tax records.