604 Davis St · Edna, TX 77957

$140,000

4 bd · 2.5 ba · 1,790 sqft · SingleFamily public records · 236 Days on market

Built 1971 0.25 ac lot $78/sqft · 42% below area Est $243k · 42% under

---

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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +6.5/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Charming Fixer-Upper: Your Dream Home Awaits! * * Welcome to your future haven! Nestled in a serene neighborhood, this spacious 4-bedroom, 2-bath home offers a canvas of possibilities for your imagination. With a generous split floor plan, this residence invites you to explore its potential and make it your own. The heart of the home features a cozy living room that flows seamlessly into the dining area, perfect for entertaining. Imagine waking up in your spacious master bedroom, complete with an en-suite bath that can easily be transformed into a luxurious retreat. With three additional bedrooms, you’ll have plenty of space for guests, a home office, or a creative studio—whatever your heart desires. Step outside to discover a large backyard, an idyllic spot for summer barbecues, gardening, or simply basking in the sun. This expansive space is a blank slate, waiting for you to unleash your landscaping dreams, whether that means building a play area or creating a serene garden sanctuary. The property also features a convenient garage, providing ample storage space for all your tools, outdoor equipment, and seasonal decor. With a little TLC, this home can be transformed into a stunning masterpiece that reflects your personal style and taste. Located in a friendly neighborhood with easy access to local amenities, schools, and parks, this home offers the perfect balance of tranquility and community. With so much potential waiting to be unlocked, this is not just a house—it’s a home where memories will be created for years to come. Don't miss out on the chance to make this charming gem your own! Whether you're a seasoned renovator or looking for your first project, this property offers the opportunity to invest in your future. Contact us today to schedule a viewing and step into the world of endless possibilities!

Key facts

• Cozy living room
• Convenient garage
• Split floor plan

Tags

• SPLIT FLOOR PLAN
• COZY LIVING ROOM
• LARGE BACKYARD
• CONVENIENT GARAGE
• EASY ACCESS TO LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 2.8% in Edna — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#254 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Edna ISD (town): math 45% / reading 39% proficiency, ranked #335 of 826 in TX (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 75 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jackson County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $29k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $140k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 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 1971 — 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 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. 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: 1.15% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 7.3

CMA / ARV

• ARV (median comp): $242,699
• List price: $140,000
• Delta: -42.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 Jackson St	0.04mi	3/2.0 (-1)	1,734 (-3%)	12mo	$240,000	$138	76
507 Suzanne St	0.40mi	3/2.5 (-1)	1,822 (+2%)	2mo	$223,000	$122	72
610 Davis St	0.05mi	4/3.0	2,058 (+15%)	8mo	$272,250	$132	64
1003 Virginia St	0.34mi	3/2.0 (-1)	1,928 (+8%)	1mo	$275,000	$143	63
508 Elizabeth St	0.28mi	3/2.0 (-1)	1,930 (+8%)	8mo	$259,999	$135	60
811 Catclaw Ln	0.45mi	3/2.0 (-1)	1,846 (+3%)	9mo	$412,500	$223	59
203 Dugger St	0.50mi	4/3.0	1,894 (+6%)	8mo	$129,900	$69	58
509 Apollo Dr	0.14mi	3/2.0 (-1)	1,966 (+10%)	23mo	$125,000	$64	51
808 Buttercup Dr	0.47mi	3/2.5 (-1)	1,576 (-12%)	9mo	$323,000	$205	46
606 W Gayle St	0.74mi	3/2.0 (-1)	1,592 (-11%)	3mo	$190,000	$119	38

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

Projected returns pro-forma

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

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-9,722
• Equity at exit: $20,874

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $8,461
• Equity at exit: $12,105

Cash invested: $39,200 (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 77957

• Home prices YoY: -25.8%
• Active inventory: 75
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,604 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$273 /mo · $3,274/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $202

Break-even live

Break-even rent $1,348

Max offer price $140,000

Occupancy floor 82%

Sensitivity live

Price	-10% $281	-5% $242	+0% $202	+5% $163	+10% $123
Rent	-10% $75	-5% $139	+0% $202	+5% $266	+10% $329
Rate	-1.0pp $273	-0.5pp $238	base $202	+0.5pp $166	+1.0pp $129

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $140,000 Active 236 DOM
2. 2026-06-18
   days on market $140,000 Active 234 DOM
3. 2026-06-17
   days on market $140,000 Active 233 DOM
4. 2026-06-16
   days on market $140,000 Active 232 DOM
5. 2026-06-15
   days on market $140,000 Active 231 DOM
6. 2026-06-13
   days on market $140,000 Active 229 DOM
7. 2026-06-12
   days on market $140,000 Active 228 DOM
8. 2026-06-09
   days on market $140,000 Active 225 DOM
9. 2026-06-08
   days on market $140,000 Active 224 DOM
10. 2026-06-08
    days on market $140,000 Active 223 DOM
11. 2026-06-07
    pricedays on market $140,000 Active 222 DOM
12. 2026-06-03
    days on market $159,000 Active 219 DOM
13. 2026-06-02
    days on market $159,000 Active 218 DOM
14. 2026-06-01
    days on market $159,000 Active 217 DOM
15. 2026-05-31
    days on market $159,000 Active 216 DOM
16. 2026-05-13
    status Active 1872-char remark

    Show marketing remark (1872 chars)

    * * Charming Fixer-Upper: Your Dream Home Awaits! * * Welcome to your future haven! Nestled in a serene neighborhood, this spacious 4-bedroom, 2-bath home offers a canvas of possibilities for your imagination. With a generous split floor plan, this residence invites you to explore its potential and make it your own. The heart of the home features a cozy living room that flows seamlessly into the dining area, perfect for entertaining. Imagine waking up in your spacious master bedroom, complete with an en-suite bath that can easily be transformed into a luxurious retreat. With three additional bedrooms, you’ll have plenty of space for guests, a home office, or a creative studio—whatever your heart desires. Step outside to discover a large backyard, an idyllic spot for summer barbecues, gardening, or simply basking in the sun. This expansive space is a blank slate, waiting for you to unleash your landscaping dreams, whether that means building a play area or creating a serene garden sanctuary. The property also features a convenient garage, providing ample storage space for all your tools, outdoor equipment, and seasonal decor. With a little TLC, this home can be transformed into a stunning masterpiece that reflects your personal style and taste. Located in a friendly neighborhood with easy access to local amenities, schools, and parks, this home offers the perfect balance of tranquility and community. With so much potential waiting to be unlocked, this is not just a house—it’s a home where memories will be created for years to come. Don't miss out on the chance to make this charming gem your own! Whether you're a seasoned renovator or looking for your first project, this property offers the opportunity to invest in your future. Contact us today to schedule a viewing and step into the world of endless possibilities!

17. 2026-05-12
    status Pending 1872-char remark

    Show marketing remark (1872 chars)

    * * Charming Fixer-Upper: Your Dream Home Awaits! * * Welcome to your future haven! Nestled in a serene neighborhood, this spacious 4-bedroom, 2-bath home offers a canvas of possibilities for your imagination. With a generous split floor plan, this residence invites you to explore its potential and make it your own. The heart of the home features a cozy living room that flows seamlessly into the dining area, perfect for entertaining. Imagine waking up in your spacious master bedroom, complete with an en-suite bath that can easily be transformed into a luxurious retreat. With three additional bedrooms, you’ll have plenty of space for guests, a home office, or a creative studio—whatever your heart desires. Step outside to discover a large backyard, an idyllic spot for summer barbecues, gardening, or simply basking in the sun. This expansive space is a blank slate, waiting for you to unleash your landscaping dreams, whether that means building a play area or creating a serene garden sanctuary. The property also features a convenient garage, providing ample storage space for all your tools, outdoor equipment, and seasonal decor. With a little TLC, this home can be transformed into a stunning masterpiece that reflects your personal style and taste. Located in a friendly neighborhood with easy access to local amenities, schools, and parks, this home offers the perfect balance of tranquility and community. With so much potential waiting to be unlocked, this is not just a house—it’s a home where memories will be created for years to come. Don't miss out on the chance to make this charming gem your own! Whether you're a seasoned renovator or looking for your first project, this property offers the opportunity to invest in your future. Contact us today to schedule a viewing and step into the world of endless possibilities!

18. 2026-04-16
    price $159,000 1872-char remark

    Show marketing remark (1872 chars)

    * * Charming Fixer-Upper: Your Dream Home Awaits! * * Welcome to your future haven! Nestled in a serene neighborhood, this spacious 4-bedroom, 2-bath home offers a canvas of possibilities for your imagination. With a generous split floor plan, this residence invites you to explore its potential and make it your own. The heart of the home features a cozy living room that flows seamlessly into the dining area, perfect for entertaining. Imagine waking up in your spacious master bedroom, complete with an en-suite bath that can easily be transformed into a luxurious retreat. With three additional bedrooms, you’ll have plenty of space for guests, a home office, or a creative studio—whatever your heart desires. Step outside to discover a large backyard, an idyllic spot for summer barbecues, gardening, or simply basking in the sun. This expansive space is a blank slate, waiting for you to unleash your landscaping dreams, whether that means building a play area or creating a serene garden sanctuary. The property also features a convenient garage, providing ample storage space for all your tools, outdoor equipment, and seasonal decor. With a little TLC, this home can be transformed into a stunning masterpiece that reflects your personal style and taste. Located in a friendly neighborhood with easy access to local amenities, schools, and parks, this home offers the perfect balance of tranquility and community. With so much potential waiting to be unlocked, this is not just a house—it’s a home where memories will be created for years to come. Don't miss out on the chance to make this charming gem your own! Whether you're a seasoned renovator or looking for your first project, this property offers the opportunity to invest in your future. Contact us today to schedule a viewing and step into the world of endless possibilities!

19. 2025-10-24
    listed $169,000 Active 1872-char remark

    Show marketing remark (1872 chars)

    * * Charming Fixer-Upper: Your Dream Home Awaits! * * Welcome to your future haven! Nestled in a serene neighborhood, this spacious 4-bedroom, 2-bath home offers a canvas of possibilities for your imagination. With a generous split floor plan, this residence invites you to explore its potential and make it your own. The heart of the home features a cozy living room that flows seamlessly into the dining area, perfect for entertaining. Imagine waking up in your spacious master bedroom, complete with an en-suite bath that can easily be transformed into a luxurious retreat. With three additional bedrooms, you’ll have plenty of space for guests, a home office, or a creative studio—whatever your heart desires. Step outside to discover a large backyard, an idyllic spot for summer barbecues, gardening, or simply basking in the sun. This expansive space is a blank slate, waiting for you to unleash your landscaping dreams, whether that means building a play area or creating a serene garden sanctuary. The property also features a convenient garage, providing ample storage space for all your tools, outdoor equipment, and seasonal decor. With a little TLC, this home can be transformed into a stunning masterpiece that reflects your personal style and taste. Located in a friendly neighborhood with easy access to local amenities, schools, and parks, this home offers the perfect balance of tranquility and community. With so much potential waiting to be unlocked, this is not just a house—it’s a home where memories will be created for years to come. Don't miss out on the chance to make this charming gem your own! Whether you're a seasoned renovator or looking for your first project, this property offers the opportunity to invest in your future. Contact us today to schedule a viewing and step into the world of endless possibilities!

20. 2018-03-06
    historical
21. 2017-11-01
    listed $159,000
22. 2013-04-05
    soldstatus
23. 2012-09-14
    historical
24. 2012-06-14
    listed $139,900
25. 2002-05-10
    soldstatus $85,000

ⓘ 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: $3,274 · $273/mo
• Projected year-2 tax: $3,274 · $273/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $19,254
• − Mortgage interest: −$7,842
• − Property taxes: −$3,274
• − Insurance: −$700
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − Depreciation: −$4,073
• Taxable income: $285
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $2,358/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: Edna ISD
• NCES district ID: 4818210
• Math proficiency: 45% ▲ 3.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $47,887
• Composite: 35.99/100
• National rank: #4793
• State rank: #335 of 826 in TX

Livability — Edna

• Score: 72/100
• State rank: #254
• US rank: #5996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edna, TX
• Population (ZIP): 8,919

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 16,579 people
• By 2030: 17,480 · +5.4%
• By 2040: 19,328 · +16.6%
• By 2050: 21,182 · +27.8%
• By 2075: 25,781 · +55.5%
• By 2100: 28,184 · +70.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 30% Two or more races 10% Black 8%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 3% Romanian 2% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 82% English-only · Spanish 17% Other Indo-European 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+70.8) · D 14.3% · R 85.1%
• 2008→2024 swing: -22.9pp toward R · 2008: -47.9pp · 2024: -70.8pp
• All cycles: 2024: R+70.8 2020: R+66.2 2016: R+63.7 2012: R+56.5 2008: R+47.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.92%
• Current HPI: 169.9334
• 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

+87.1% since first listed

10 events — show timeline

• 2026-05-13 Relisted — CTXMLS
• 2026-05-12 Pending — CTXMLS
• 2026-04-16 Price Changed $159,000 CTXMLS
• 2025-10-24 Listed $169,000 CTXMLS
• 2018-03-06 Listing Removed — CTXMLS
• 2017-11-01 Listed $159,000 CTXMLS
• 2013-04-05 Sold (Public Records) — Public Records
• 2012-09-14 Listing Removed — CTXMLS
• 2012-06-14 Listed $139,900 CTXMLS
• 2002-05-10 Sold (Public Records) $85,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $3,274 · +2.0% YoY. Source: county tax records.