715 W Davis St · Memphis, TX 79245

$64,900

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 273 Days on market

Built 1950 9,104 sqft lot $58/sqft · 23% above area Est $53k · 23% over

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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
• Appreciation +7.2/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Charming home in the heart of Memphis, TX! This property at 715 W Davis offers comfort, convenience, and small-town charm. Featuring spacious living areas filled with natural light, a functional kitchen with plenty of storage, and cozy bedrooms, this home is perfect for family living or a first-time buyer. The large lot provides ample outdoor space for gardening, play, or entertaining, along with room for parking. Other amenities include central HVAC, a detached car garage, and a fenced back yard. Conveniently located near schools, shopping, and local amenities, this home combines practicality with charm at an affordable price. Don't miss the opportunity to make it yours!

Key facts

• Functional kitchen
• Ample outdoor space
• Large lot

Tags

• LARGE LOT
• FUNCTIONAL KITCHEN
• AMPLE OUTDOOR SPACE
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($973 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#754 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Memphis ISD (rural): math 34% / reading 36% proficiency, ranked #555 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 20 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($449 loan paydown + $3k appreciation (4.5% local appreciation)).
• Hall County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 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 1950 — 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. 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: 1.50% ✓
• Cap rate: 12.65%
• Cash-on-cash: 22.72%
• DSCR: 2.01
• GRM: 5.6

CMA / ARV

• ARV (median comp): $52,966
• List price: $64,900
• Delta: 22.53%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

4.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.7%
• Equity multiple: 2.93×
• Total profit: $34,993
• Equity at exit: $34,780

10-year hold

• IRR: 30.7%
• Equity multiple: 5.83×
• Total profit: $87,794
• Equity at exit: $58,435

Cash invested: $18,172 (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 79245

• Home prices YoY: 4.6%
• Active inventory: 20
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $973 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $344

Break-even live

Break-even rent $537

Max offer price $64,900

Occupancy floor 60%

Sensitivity live

Price	-10% $381	-5% $362	+0% $344	+5% $326	+10% $307
Rent	-10% $267	-5% $306	+0% $344	+5% $382	+10% $421
Rate	-1.0pp $377	-0.5pp $361	base $344	+0.5pp $327	+1.0pp $310

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $64,900 Active 273 DOM
2. 2026-06-21
   days on market $64,900 Active 272 DOM
3. 2026-06-18
   days on market $64,900 Active 270 DOM
4. 2026-06-17
   days on market $64,900 Active 269 DOM
5. 2026-06-16
   days on market $64,900 Active 268 DOM
6. 2026-06-15
   days on market $64,900 Active 267 DOM
7. 2026-06-15
   days on market $64,900 Active 266 DOM
8. 2026-06-13
   days on market $64,900 Active 265 DOM
9. 2026-06-12
   days on market $64,900 Active 264 DOM
10. 2026-06-10
    days on market $64,900 Active 261 DOM
11. 2026-06-08
    days on market $64,900 Active 260 DOM
12. 2026-06-08
    days on market $64,900 Active 259 DOM
13. 2026-06-05
    days on market $64,900 Active 257 DOM
14. 2026-06-03
    days on market $64,900 Active 255 DOM
15. 2026-06-02
    days on market $64,900 Active 254 DOM
16. 2026-06-01
    days on market $64,900 Active 253 DOM
17. 2026-05-31
    days on market $64,900 Active 252 DOM
18. 2026-05-05
    status Active 680-char remark

    Show marketing remark (680 chars)

    Charming home in the heart of Memphis, TX! This property at 715 W Davis offers comfort, convenience, and small-town charm. Featuring spacious living areas filled with natural light, a functional kitchen with plenty of storage, and cozy bedrooms, this home is perfect for family living or a first-time buyer. The large lot provides ample outdoor space for gardening, play, or entertaining, along with room for parking. Other amenities include central HVAC, a detached car garage, and a fenced back yard. Conveniently located near schools, shopping, and local amenities, this home combines practicality with charm at an affordable price. Don't miss the opportunity to make it yours!

19. 2026-05-02
    historical 680-char remark

    Show marketing remark (680 chars)

    Charming home in the heart of Memphis, TX! This property at 715 W Davis offers comfort, convenience, and small-town charm. Featuring spacious living areas filled with natural light, a functional kitchen with plenty of storage, and cozy bedrooms, this home is perfect for family living or a first-time buyer. The large lot provides ample outdoor space for gardening, play, or entertaining, along with room for parking. Other amenities include central HVAC, a detached car garage, and a fenced back yard. Conveniently located near schools, shopping, and local amenities, this home combines practicality with charm at an affordable price. Don't miss the opportunity to make it yours!

20. 2025-09-18
    listed $64,900 Active 680-char remark

    Show marketing remark (680 chars)

    Charming home in the heart of Memphis, TX! This property at 715 W Davis offers comfort, convenience, and small-town charm. Featuring spacious living areas filled with natural light, a functional kitchen with plenty of storage, and cozy bedrooms, this home is perfect for family living or a first-time buyer. The large lot provides ample outdoor space for gardening, play, or entertaining, along with room for parking. Other amenities include central HVAC, a detached car garage, and a fenced back yard. Conveniently located near schools, shopping, and local amenities, this home combines practicality with charm at an affordable price. Don't miss the opportunity to make it yours!

ⓘ 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: $686 · $57/mo
• Projected year-2 tax: $1,188 · $99/mo
• Expected delta: +$502/yr (+$42/mo · 73.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $11,675
• − Mortgage interest: −$3,635
• − Property taxes: −$686
• − Insurance: −$324
• − Repairs & maintenance: −$934
• − Management: −$934
• − Depreciation: −$1,888
• Taxable income: $3,273
• Est. tax owed @ 24.0%: −$786
• After-tax cash flow: $3,343/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: Memphis ISD
• NCES district ID: 4830180
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 36% ▼ -1.00%
• Median HH income: $31,827
• Composite: 28.61/100
• National rank: #6711
• State rank: #555 of 826 in TX

Livability — Memphis

• Score: 64/100
• State rank: #754
• US rank: #13886

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Memphis, TX
• Population (ZIP): 2,291

Population outlook (Hall County) Hauer SSP2

• Today (2025): 2,857 people
• By 2030: 2,714 · -5.0%
• By 2040: 2,467 · -13.7%
• By 2050: 2,202 · -22.9%
• By 2075: 1,662 · -41.8%
• By 2100: 1,127 · -60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 52% Hispanic / Latino 36% Two or more races 16% Black 6% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Italian 2% European 2% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 71% English-only · Spanish 29%

Political lean MEDSL · Hall

• 2024 margin: Solid R (+73.4) · D 13.0% · R 86.3%
• 2008→2024 swing: -25.4pp toward R · 2008: -48.0pp · 2024: -73.4pp
• All cycles: 2024: R+73.4 2020: R+70.8 2016: R+66.8 2012: R+51.2 2008: R+48.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.49%
• Current HPI: 101.6222
• 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

3 events — show timeline

• 2026-05-05 Relisted — LARMLS
• 2026-05-02 Delisted — LARMLS
• 2025-09-18 Listed $64,900 LARMLS

Property tax history

+3.1%/yr

Latest (2025): $686 · +21.3% YoY. Source: county tax records.