10166 Fm 314 · Edom, TX 75756

$149,000

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 123 Days on market

Built 1959 0.41 ac lot $121/sqft · 38% below area Est $241k · 38% under ↓ 7% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• Appreciation +10.0/10.0
• DSCR +4.1/10.0
• Schools +3.5/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Adorable 3 Bedroom, 2 Bath home located in Edom, Tx. on 0.41 acres. This home has been remodeled with new flooring through out, fresh paint, new fixtures, and HVAC. Two carports located on the side and in the back. Plenty of room in the back to build a shop or garage. Van ISD

Key facts

• Remodeled
• Hvac
• Fresh paint

Tags

• REMODELED
• NEW FLOORING
• FRESH PAINT
• NEW FIXTURES
• HVAC
• TWO CARPORTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $10 ($124/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (17.2% below list).
• Recommended offer: $123k (17.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#711 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime D, schools F, amenities F.
• Van ISD (rural): math 40% / reading 42% proficiency, ranked #390 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP; 54 units permitted in Van Zandt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Van Zandt County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,309 (17.2% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.83% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 10.1

CMA / ARV

• ARV (median comp): $240,540
• List price: $149,000
• Delta: -38.06%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.96×
• Total profit: $81,785
• Equity at exit: $134,231

10-year hold

• IRR: 21.7%
• Equity multiple: 6.76×
• Total profit: $240,284
• Equity at exit: $289,474

Cash invested: $41,720 (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 75756

• Home prices YoY: 12.4%
• Active inventory: 56
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,233 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$120 /mo · $1,444/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $10

Break-even live

Break-even rent $1,220

Max offer price $149,000

Occupancy floor 94%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $149,000 Active 123 DOM
2. 2026-06-18
   days on market $149,000 Active 122 DOM
3. 2026-06-17
   days on market $149,000 Active 121 DOM
4. 2026-06-16
   days on market $149,000 Active 120 DOM
5. 2026-06-15
   days on market $149,000 Active 119 DOM
6. 2026-06-14
   days on market $149,000 Active 117 DOM
7. 2026-06-13
   days on market $149,000 Active 116 DOM
8. 2026-06-10
   days on market $149,000 Active 114 DOM
9. 2026-06-09
   days on market $149,000 Active 113 DOM
10. 2026-06-08
    days on market $149,000 Active 112 DOM
11. 2026-06-07
    days on market $149,000 Active 111 DOM
12. 2026-06-02
    days on market $149,000 Active 106 DOM
13. 2026-06-01
    days on market $149,000 Active 105 DOM
14. 2026-05-31
    days on market $149,000 Active 104 DOM
15. 2026-05-30
    days on market $149,000 Active 103 DOM
16. 2026-05-04
    price $149,000 276-char remark

    Show marketing remark (276 chars)

    Adorable 3 Bedroom, 2 Bath home located in Edom, Tx. on 0.41 acres. This home has been remodeled with new flooring through out, fresh paint, new fixtures, and HVAC. Two carports located on the side and in the back. Plenty of room in the back to build a shop or garage. Van ISD

17. 2026-02-16
    listed $160,000 Active 276-char remark

    Show marketing remark (276 chars)

    Adorable 3 Bedroom, 2 Bath home located in Edom, Tx. on 0.41 acres. This home has been remodeled with new flooring through out, fresh paint, new fixtures, and HVAC. Two carports located on the side and in the back. Plenty of room in the back to build a shop or garage. Van ISD

18. 1986-04-23
    soldstatus

ⓘ 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: $1,444 · $120/mo
• Projected year-2 tax: $2,727 · $227/mo
• Expected delta: +$1,282/yr (+$107/mo · 88.8%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 27 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $14,797
• − Mortgage interest: −$8,346
• − Property taxes: −$1,444
• − Insurance: −$745
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$4,335
• Taxable loss: −$2,441
• Est. tax savings @ 24.0%: +$586
• After-tax cash flow: $710/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: Van ISD
• NCES district ID: 4843920
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $44,308
• Composite: 34.78/100
• National rank: #5120
• State rank: #390 of 826 in TX

Livability — Edom

• Score: 65/100
• State rank: #711
• US rank: #13320

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edom, TX
• Population (ZIP): 4,569

Population outlook (Van Zandt County) Hauer SSP2

• Today (2025): 55,634 people
• By 2030: 56,479 · +1.5%
• By 2040: 57,672 · +3.7%
• By 2050: 57,913 · +4.1%
• By 2075: 57,544 · +3.4%
• By 2100: 52,659 · -5.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 5% Iranian 3% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Van Zandt

• 2024 margin: Solid R (+74.8) · D 12.3% · R 87.2%
• 2008→2024 swing: -19.8pp toward R · 2008: -55.1pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+72.1 2016: R+72.1 2012: R+66.6 2008: R+55.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.85%
• Current HPI: 215.6323
• 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

-6.9% since first listed

3 events — show timeline

• 2026-05-04 Price Changed $149,000 HCBOR
• 2026-02-16 Listed $160,000 HCBOR
• 1986-04-23 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,444 · +3.5% YoY. Source: county tax records.