408 W Edward St · Falfurrias, TX 78355

$44,999

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 419 Days on market

Built 1946 4,499 sqft lot $59/sqft · 17% below area Est $70k · 36% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

FIXER UPPER! For sale 'as is,' this property at 408 W Edward in Falfurrias, Texas, presents a unique opportunity. A fixer-upper with great potential, this home is ready for a new owner to bring their vision and creativity. Situated in a convenient location, it offers a blank canvas for customization and personalization. Explore the possibilities and make this house your own! WE MAKE IT EASY TO OWN. Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Convenient location
• 4,499 sq ft lot
• Built 1946

Tags

• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($869 rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#242 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.
• Brooks County ISD (town): math 19% / reading 26% proficiency, ranked #776 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 42 active listings in the ZIP.

Forward outlook

• In year one you build about $531 of equity ($311 loan paydown + $220 appreciation (0.5% local appreciation)).
• At projected returns (0.5% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 419 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 419 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 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.93% ✓
• Cap rate: 16.99%
• Cash-on-cash: 38.20%
• DSCR: 2.70
• GRM: 4.3

CMA / ARV

• ARV (median comp): $70,000
• List price: $44,999
• Delta: -35.72%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

0.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 2.39×
• Total profit: $17,555
• Equity at exit: $14,176

10-year hold

• IRR: 31.1%
• Equity multiple: 4.62×
• Total profit: $45,551
• Equity at exit: $17,954

Cash invested: $12,600 (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 78355

• Home prices YoY: 0.6%
• Active inventory: 42
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $869 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$31 /mo · $372/yr
• Insurance: −$19
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $279

Break-even live

Break-even rent $516

Max offer price $44,999

Occupancy floor 63%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $44,999 Active 419 DOM
2. 2026-06-17
   days on market $44,999 Active 418 DOM
3. 2026-06-16
   days on market $44,999 Active 417 DOM
4. 2026-06-15
   days on market $44,999 Active 416 DOM
5. 2026-06-13
   days on market $44,999 Active 414 DOM
6. 2026-06-12
   days on market $44,999 Active 413 DOM
7. 2026-06-09
   days on market $44,999 Active 410 DOM
8. 2026-06-08
   days on market $44,999 Active 409 DOM
9. 2026-06-08
   days on market $44,999 Active 408 DOM
10. 2026-06-07
    days on market $44,999 Active 407 DOM
11. 2026-06-03
    days on market $44,999 Active 404 DOM
12. 2026-06-02
    days on market $44,999 Active 403 DOM
13. 2026-06-01
    days on market $44,999 Active 402 DOM
14. 2026-05-31
    days on market $44,999 Active 401 DOM
15. 2025-04-25
    listed $44,999 Active 573-char remark

    Show marketing remark (573 chars)

    FIXER UPPER! For sale 'as is,' this property at 408 W Edward in Falfurrias, Texas, presents a unique opportunity. A fixer-upper with great potential, this home is ready for a new owner to bring their vision and creativity. Situated in a convenient location, it offers a blank canvas for customization and personalization. Explore the possibilities and make this house your own! WE MAKE IT EASY TO OWN. Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

ⓘ 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: $372 · $31/mo
• Projected year-2 tax: $823 · $69/mo
• Expected delta: +$452/yr (+$38/mo · 121.5%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AO · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $10,432
• − Mortgage interest: −$2,521
• − Property taxes: −$372
• − Insurance: −$1,692
• − Repairs & maintenance: −$835
• − Management: −$835
• − Depreciation: −$1,309
• Taxable income: $2,869
• Est. tax owed @ 24.0%: −$689
• After-tax cash flow: $2,657/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: Brooks County ISD
• NCES district ID: 4811580
• Math proficiency: 19% ▼ -16.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $23,562
• Composite: 17.44/100
• National rank: #9064
• State rank: #776 of 826 in TX

Livability — Falfurrias

• Score: 72/100
• State rank: #242
• US rank: #5822

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Falfurrias, TX
• Population (ZIP): 6,843

Population outlook (Brooks County) Hauer SSP2

• Today (2025): 7,122 people
• By 2030: 7,090 · -0.4%
• By 2040: 7,023 · -1.4%
• By 2050: 6,954 · -2.4%
• By 2075: 6,413 · -10.0%
• By 2100: 5,296 · -25.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 38% White 8%
• Hispanic origin (detail): Mexican 82%
• Common ancestry: Lithuanian 5% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 30% English-only · Spanish 70%

Political lean MEDSL · Brooks

• 2024 margin: Lean D (+9.6) · D 54.5% · R 44.8%
• 2008→2024 swing: -42.0pp toward R · 2008: 51.6pp · 2024: 9.6pp
• All cycles: 2024: D+9.6 2020: D+19.0 2016: D+51.0 2012: D+57.4 2008: D+51.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.49%
• Current HPI: 78.6241
• 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

1 event — show timeline

• 2025-04-25 Listed $44,999 HARMLS

Property tax history

-1.2%/yr

Latest (2025): $372 · -56.4% YoY. Source: county tax records.