109 Tennessee St · Taylor, TX 76574

$127,000

3 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 2 Days on market

Built 1945 3,049 sqft lot Est $208k · 39% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Little cottage built approximately in 1945. It has three bedrooms, one bath, living area, eat in kitchen, quaint yard, just a few minutes from downtown Taylor. Home is centrally located, near a park and schools, also very close to main transportation arteries and shopping. The home would be a great opportunity for either an investor or someone who likes to update and change the architecture. Come take a look and see it's potential.

Key facts

• Near schools
• Near a park
• Centrally located

Tags

• QUAINT YARD
• CENTRALLY LOCATED
• NEAR A PARK
• NEAR SCHOOLS
• CLOSE TO SHOPPING

Property features AI

Finance

• HOA & community: Playground; Park

Exterior

• Parking: Driveway; 2 parking spaces
• Utilities: Cable available; Electricity connected; Propane available; Public water; Public sewer
• Home design: Single-story; Faces west; Resale property
• Construction: Frame construction with clapboard siding; Blown-in insulation; Asphalt, composition and metal roofing; Pillar/post/pier raised foundation; Built (year source: public records)
• Exterior features: Rain gutters; Chain-link fence; Back yard; Front yard; City lot; Level lot

Interior

• Kitchen: Free-standing range; Gas range
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Space heater; Ceiling fans for cooling; Roof turbines
• Interior features: Ceiling fans; Eat-in kitchen; No interior steps; Blinds and window treatments
• Laundry & utility: Laundry closet and laundry room; Washer hookup; Electric dryer hookup; Outside access to laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $127k).
• Cap rate 10.9% vs local median 4.3% in Taylor — 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 71/100 on livability (#312 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D-, amenities F.
• Taylor ISD (town): math 20% / reading 27% proficiency, ranked #726 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 314 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 7,543 units permitted in Williamson County in 2024 (1,425 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $878 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Williamson County population projected at +69% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,000

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.51%
• DSCR: 1.73
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $207,552
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 2nd Ave	0.22mi	3/2.0	1,111 (-2%)	15mo	$265,000	$239	71
409 Talley St	0.42mi	4/2.0 (+1)	1,200 (+6%)	1mo	$199,999	$167	60
608 E Pecan St	0.48mi	3/2.0	1,184 (+5%)	11mo	$139,500	$118	57
404 Mariposa Ln E	0.65mi	3/1.0	1,086 (-4%)	16mo	$199,900	$184	50
402 E 4th St	0.64mi	2/1.0 (-1)	1,088 (-4%)	16mo	$390,000	$358	46

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 · 0.43% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.18×
• Total profit: $6,347
• Equity at exit: $18,936

10-year hold

• IRR: 11.8%
• Equity multiple: 1.82×
• Total profit: $29,144
• Equity at exit: $10,981

Cash invested: $35,560 (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 76574

• Home prices YoY: -32.3%
• Rents YoY: 0.4%
• Active inventory: 314
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,681 high
• Mortgage (P&I): −$666
• Tax from tax record: −$120 /mo · $1,435/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $489

Break-even live

Break-even rent $1,061

Max offer price $127,000

Occupancy floor 66%

Sensitivity live

Price	-10% $561	-5% $525	+0% $489	+5% $453	+10% $417
Rent	-10% $357	-5% $423	+0% $489	+5% $556	+10% $622
Rate	-1.0pp $553	-0.5pp $522	base $489	+0.5pp $456	+1.0pp $423

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
412 Booth St Unit A Taylor, TX	2.0	2.0	837	$1,395	$1.67	44d	1	0.75mi
109 N Main St Unit A Taylor, TX	2.0	1.0	1495	$1,750	$1.17	2d	1	0.82mi
400 Symes St Unit A Taylor, TX	2.0	1.0	784	$1,150	$1.47	5d	1	1.01mi
604 W 4th St Taylor, TX	2.0	1.0	946	$1,295	$1.37	44d	1	1.19mi
606 W 4th St Taylor, TX	2.0	1.0	946	$1,295	$1.37	44d	1	1.19mi
415 N Doak St Taylor, TX	2.0	1.0	880	$1,400	$1.59	44d	1	1.25mi
719 W 3rd St Taylor, TX	2.0	1.0	966	$1,750	$1.81	18d	1	1.26mi
600 Kimbro St Taylor, TX	3.0	2.5	1480	$2,250	$1.52	24d	1	1.34mi
401 Shaw St Taylor, TX	2.0	1.0	1168	$1,650	$1.41	18d	1	1.37mi
806 W 8th St Taylor, TX	3.0	1.0	892	$1,600	$1.79	44d	1	1.42mi

Listing history 3 events

1. 2026-06-18
   days on market $127,000 Active 2 DOM
2. 2026-06-17
   remarks 436-char remark
3. 2026-06-17
   listed $127,000 Active 1 DOM

ⓘ 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: $1,435 · $120/mo
• Projected year-2 tax: $2,324 · $194/mo
• Expected delta: +$889/yr (+$74/mo · 61.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,169
• − Mortgage interest: −$7,114
• − Property taxes: −$1,435
• − Insurance: −$635
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$3,695
• Taxable income: $4,063
• Est. tax owed @ 24.0%: −$975
• After-tax cash flow: $4,896/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: Taylor ISD
• NCES district ID: 4842280
• Math proficiency: 20% ▼ -15.00%
• Reading proficiency: 27% ▼ -11.00%
• Median HH income: $45,330
• Composite: 20.35/100
• National rank: #8606
• State rank: #726 of 826 in TX

Livability — Taylor

• Score: 71/100
• State rank: #312
• US rank: #7013

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taylor, TX
• County: Williamson County · 680,029 people
• City population: 20,242
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 20,242
• Household income: $78,568
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 371.0

Population outlook (Williamson County) Hauer SSP2

• Today (2025): 699,027 people
• By 2030: 795,537 · +13.8%
• By 2040: 990,683 · +41.7%
• By 2050: 1,184,292 · +69.4%
• By 2075: 1,623,825 · +132.3%
• By 2100: 1,924,153 · +175.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 50% Hispanic / Latino 42% Two or more races 22% Black 5%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Romanian 2% Italian 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 74% English-only · Spanish 23% Russian/Polish/Slavic 1%

Political lean MEDSL · Williamson

• 2024 margin: Toss-up / Even · D 48.0% · R 50.4% · Other 1.6%
• 2008→2024 swing: +10.6pp toward D · 2008: -13.0pp · 2024: -2.5pp
• All cycles: 2024: R+2.5 2020: D+1.4 2016: R+9.9 2012: R+21.5 2008: R+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.71%
• Current HPI: 227.58
• Rent YoY: ▲ 0.43%
• Metro: Austin-Round Rock-Georgetown, TX
• 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

7 events — show timeline

• 2026-06-16 Listed $127,000 Unlock MLS
• 2025-10-14 Listed — Unlock MLS
• 2025-09-06 Price Changed — Unlock MLS
• 2025-04-18 Listed — Unlock MLS
• 2005-10-07 Sold (Public Records) — Public Records
• 2005-03-14 Sold (Public Records) — Public Records
• 1983-07-28 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2026): $1,435 · -5.7% YoY. Source: county tax records.