604 Magnolia St · Freer, TX 78357

$48,500

3 bd · 2.0 ba · 944 sqft · SingleFamily public records · 280 Days on market

Built 1996 8,000 sqft lot $51/sqft · 36% below area Est $76k · 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 +5.0/10.0
• 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

Investor-owned home ready for your personal touch! Featuring 3 bedrooms, 2 bathrooms, and a nice sized yard. Central location near schools, parks, and local amenities—ideal for investors or anyone looking for an income generating property project. Owner Financing is preffered but will also be open to hearing out cash offers.

Key facts

• Nice sized yard
• Central location
• 8,000 sq ft lot

Tags

• CENTRAL LOCATION
• NICE SIZED YARD
• INCOME GENERATING PROPERTY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $43k (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 $332 of equity ($335 loan paydown + $-3 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 280 days — a 12% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $11k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 94% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 280 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 17.58%
• Cash-on-cash: 40.32%
• DSCR: 2.79
• GRM: 3.9

CMA / ARV

• ARV (median comp): $75,723
• List price: $48,500
• Delta: -35.95%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 41.4%
• Equity multiple: 3.04×
• Total profit: $27,653
• Equity at exit: $14,067

10-year hold

• IRR: 44.4%
• Equity multiple: 6.00×
• Total profit: $67,956
• Equity at exit: $16,896

Cash invested: $13,580 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,026 medium
• Mortgage (P&I): −$254
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $456

Break-even live

Break-even rent $449

Max offer price $48,500

Occupancy floor 51%

Sensitivity live

Price	-10% $484	-5% $470	+0% $456	+5% $443	+10% $429
Rent	-10% $375	-5% $416	+0% $456	+5% $497	+10% $537
Rate	-1.0pp $481	-0.5pp $469	base $456	+0.5pp $444	+1.0pp $431

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: $12,125
• Closing costs: $1,455
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $48,500 Active 280 DOM
2. 2026-06-18
   days on market $48,500 Active 278 DOM
3. 2026-06-17
   days on market $48,500 Active 277 DOM
4. 2026-06-16
   days on market $48,500 Active 276 DOM
5. 2026-06-15
   days on market $48,500 Active 275 DOM
6. 2026-06-13
   days on market $48,500 Active 273 DOM
7. 2026-06-12
   days on market $48,500 Active 272 DOM
8. 2026-06-09
   days on market $48,500 Active 269 DOM
9. 2026-06-08
   days on market $48,500 Active 268 DOM
10. 2026-06-08
    days on market $48,500 Active 267 DOM
11. 2026-06-05
    days on market $48,500 Active 265 DOM
12. 2026-06-03
    days on market $48,500 Active 263 DOM
13. 2026-06-02
    days on market $48,500 Active 262 DOM
14. 2026-06-01
    days on market $48,500 Active 261 DOM
15. 2026-05-31
    days on market $48,500 Active 260 DOM
16. 2026-03-27
    price $48,500 332-char remark

    Show marketing remark (332 chars)

    Investor-owned home ready for your personal touch! Featuring 3 bedrooms, 2 bathrooms, and a nice sized yard. Central location near schools, parks, and local amenities—ideal for investors or anyone looking for an income generating property project. Owner Financing is preffered but will also be open to hearing out cash offers.

17. 2025-11-04
    price $54,900 332-char remark

    Show marketing remark (332 chars)

    Investor-owned home ready for your personal touch! Featuring 3 bedrooms, 2 bathrooms, and a nice sized yard. Central location near schools, parks, and local amenities—ideal for investors or anyone looking for an income generating property project. Owner Financing is preffered but will also be open to hearing out cash offers.

18. 2025-09-13
    listed $59,900 Active 332-char remark

    Show marketing remark (332 chars)

    Investor-owned home ready for your personal touch! Featuring 3 bedrooms, 2 bathrooms, and a nice sized yard. Central location near schools, parks, and local amenities—ideal for investors or anyone looking for an income generating property project. Owner Financing is preffered but will also be open to hearing out cash offers.

19. 2017-03-10
    soldstatus 559-char remark

    Show marketing remark (559 chars)

    This "Diamond In The Rough" is priced to sell quickly! Sale will include 2 fenced lots. Legal Description includes four lots. New Survey will be needed to split out. Home has 3 bedrooms, 2 full baths & a 1-car detached carport. Will make a great starter home, or nice investment property! Seller wishes to sell this property "As Is. " Home has central air/heat. There is a separate laundry room with storage space. Appliances are negotiable to stay with acceptable offer. The year built is estimated. Buyers, don't delay, call today!

20. 2017-01-23
    listed $36,000 559-char remark

    Show marketing remark (559 chars)

    This "Diamond In The Rough" is priced to sell quickly! Sale will include 2 fenced lots. Legal Description includes four lots. New Survey will be needed to split out. Home has 3 bedrooms, 2 full baths & a 1-car detached carport. Will make a great starter home, or nice investment property! Seller wishes to sell this property "As Is. " Home has central air/heat. There is a separate laundry room with storage space. Appliances are negotiable to stay with acceptable offer. The year built is estimated. Buyers, don't delay, call today!

ⓘ 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: $958 · $80/mo
• Projected year-2 tax: $958 · $80/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% 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: $12,314
• − Mortgage interest: −$2,717
• − Property taxes: −$958
• − Insurance: −$242
• − Repairs & maintenance: −$985
• − Management: −$985
• − Depreciation: −$1,411
• Taxable income: $5,015
• Est. tax owed @ 24.0%: −$1,204
• After-tax cash flow: $4,272/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

+34.7% since first listed

5 events — show timeline

• 2026-03-27 Price Changed $48,500 CBMLS
• 2025-11-04 Price Changed $54,900 CBMLS
• 2025-09-13 Listed $59,900 CBMLS
• 2017-03-10 Sold (MLS) — CBMLS
• 2017-01-23 Listed $36,000 CBMLS

Property tax history

-2.3%/yr

Latest (2025): $958 · -2.5% YoY. Source: county tax records.