1108 S East St · Edna, TX 77957

$79,000

4 bd · 2.0 ba · 2,928 sqft · SingleFamily public records · 31 Days on market

Built 1973 0.76 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

With fresh exterior paint and new carpet, this home is ready for you to complete the updates. Located on approx 3/4 acre, there's plenty of space to do your thing. There's also a large shop. This property has so much potential, take a look today!

Key facts

• New carpet
• Fresh exterior paint
• Approx 3/4 acre

Tags

• FRESH EXTERIOR PAINT
• NEW CARPET
• LARGE SHOP
• APPROX 3/4 ACRE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property; Pillar/post/pier foundation
• Construction: Lap siding exterior; Composition/Shingle roof; Year built source: assessor
• Exterior features: Storage; Workshop; City lot; approximately half to one acre; City street frontage

Interior

• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating: see remarks
• Interior features: Carpet flooring; Other interior features (see remarks)
• Laundry & utility: Laundry details: see remarks; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $697 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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: 73 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; list at $79k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• 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 $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. 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: 2.12% ✓
• Cap rate: 16.88%
• Cash-on-cash: 37.81%
• DSCR: 2.68
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $336,720
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 Sunset Dr	0.43mi	4/3.0	3,028 (+3%)	2mo	$450,000	$149	69
801 Fulton St	0.37mi	4/2.5	2,824 (-4%)	22mo	$275,000	$97	56
509 Hanover St	0.65mi	3/2.5 (-1)	3,208 (+10%)	3mo	$370,000	$115	44

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: 33.9%
• Equity multiple: 2.43×
• Total profit: $31,667
• Equity at exit: $11,779

10-year hold

• IRR: 40.8%
• Equity multiple: 4.84×
• Total profit: $85,039
• Equity at exit: $6,830

Cash invested: $22,120 (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: 73
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,673 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$177 /mo · $2,129/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $697

Break-even live

Break-even rent $791

Max offer price $79,000

Occupancy floor 53%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $79,000 Active 31 DOM
2. 2026-06-17
   days on market $79,000 Active 30 DOM
3. 2026-06-16
   days on market $79,000 Active 29 DOM
4. 2026-06-15
   days on market $79,000 Active 28 DOM
5. 2026-06-13
   days on market $79,000 Active 26 DOM
6. 2026-06-12
   days on market $79,000 Active 25 DOM
7. 2026-06-09
   days on market $79,000 Active 22 DOM
8. 2026-06-08
   days on market $79,000 Active 21 DOM
9. 2026-06-08
   days on market $79,000 Active 20 DOM
10. 2026-06-07
    days on market $79,000 Active 19 DOM
11. 2026-06-03
    days on market $79,000 Active 16 DOM
12. 2026-06-02
    days on market $79,000 Active 15 DOM
13. 2026-06-01
    days on market $79,000 Active 14 DOM
14. 2026-05-31
    days on market $79,000 Active 13 DOM
15. 2026-05-18
    listed $79,000 Active
16. 2009-12-09
    soldstatus $36,000

ⓘ 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: $2,129 · $177/mo
• Projected year-2 tax: $2,129 · $177/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $20,076
• − Mortgage interest: −$4,425
• − Property taxes: −$2,129
• − Insurance: −$395
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$2,298
• Taxable income: $7,616
• Est. tax owed @ 24.0%: −$1,828
• After-tax cash flow: $6,537/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

+119.4% since first listed

2 events — show timeline

• 2026-05-18 Listed $79,000 CTXMLS
• 2009-12-09 Sold (Public Records) $36,000 Public Records

Property tax history

+12.3%/yr

Latest (2025): $2,129 · +10.4% YoY. Source: county tax records.