620 Washburn St · Taylor, TX 76574

$112,000

4 bd · 1.0 ba · 1,416 sqft · SingleFamily public records · 94 Days on market

Built 1929 8,276 sqft lot $79/sqft · 61% below area

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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
• 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 MLS

Most likely a tear down property.

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 1929

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $102k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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-, amenities F, commute 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.
• Zoned schools: Naomi Pasemann El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 649 students, 68% FRL); Taylor Middle (math 16% / reading 25%, grade F, #1,407 of 1,662 statewide, top 86%, 651 students, 69% FRL); Taylor H S (math 17% / reading 27%, grade F, #1,366 of 1,632 statewide, top 84%, 907 students, 61% FRL).
• Market conditions: Rents flat; 319 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 31% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $774 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $13k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1929 — 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 $101,920 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.82% ✓
• Cap rate: 13.40%
• Cash-on-cash: 25.39%
• DSCR: 2.13
• GRM: 4.6

CMA / ARV

• ARV (median comp): $284,465
• List price: $112,000
• Delta: -60.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
913 Fowzer St	0.40mi	3/2.0 (-1)	1,416 (0%)	12mo	$269,900	$191	62
207 Old Thorndale Rd	0.33mi	3/2.0 (-1)	1,362 (-4%)	9mo	$339,900	$250	62
510 Davis St	0.41mi	3/1.5 (-1)	1,500 (+6%)	21mo	$299,000	$199	46
809 Lexington St	0.61mi	3/1.5 (-1)	1,420 (+0%)	23mo	$315,000	$222	45

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: 15.7%
• Equity multiple: 1.61×
• Total profit: $19,096
• Equity at exit: $16,700

10-year hold

• IRR: 22.2%
• Equity multiple: 2.64×
• Total profit: $51,529
• Equity at exit: $9,684

Cash invested: $31,360 (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: 319
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,043 high
• Mortgage (P&I): −$587
• Tax from tax record: −$317 /mo · $3,799/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $663

Break-even live

Break-even rent $1,203

Max offer price $112,000

Occupancy floor 63%

Sensitivity live

Price	-10% $727	-5% $695	+0% $663	+5% $632	+10% $600
Rent	-10% $502	-5% $583	+0% $663	+5% $744	+10% $825
Rate	-1.0pp $720	-0.5pp $692	base $663	+0.5pp $634	+1.0pp $605

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Kimbro St Taylor, TX	3.0	2.5	1480	$2,150	$1.45	0d	1	0.60mi
806 W 8th St Taylor, TX	3.0	1.0	892	$1,600	$1.79	45d	1	0.61mi
1117 W 4th St Taylor, TX	3.0	2.0	1334	$1,400	$1.05	19d	1	0.91mi
350 Debus Dr Unit 121A Taylor, TX	3.0	2.0	1008	$1,795	$1.78	45d	1	1.48mi
230 Debus Dr Unit 100B Taylor, TX	3.0	2.0	1008	$1,723	$1.71	23d	1	1.49mi

Listing history 27 events

1. 2026-06-21
   days on market $112,000 Active 94 DOM
2. 2026-06-18
   days on market $112,000 Active 91 DOM
3. 2026-06-17
   days on market $112,000 Active 90 DOM
4. 2026-06-16
   days on market $112,000 Active 89 DOM
5. 2026-06-15
   days on market $112,000 Active 88 DOM
6. 2026-06-13
   days on market $112,000 Active 86 DOM
7. 2026-06-09
   days on market $112,000 Active 82 DOM
8. 2026-06-08
   days on market $112,000 Active 81 DOM
9. 2026-06-07
   days on market $112,000 Active 80 DOM
10. 2026-06-05
    days on market $112,000 Active 77 DOM
11. 2026-06-03
    days on market $112,000 Active 76 DOM
12. 2026-06-02
    days on market $112,000 Active 75 DOM
13. 2026-06-01
    days on market $112,000 Active 74 DOM
14. 2026-05-31
    days on market $112,000 Active 73 DOM
15. 2026-03-19
    listed $125,000 Active 33-char remark

    Show marketing remark (33 chars)

    Most likely a tear down property.

16. 2025-11-26
    listed Active
17. 2025-08-25
    listed Active
18. 2022-04-28
    soldstatus
19. 2022-04-25
    soldstatus Closed
20. 2022-03-23
    status Pending
21. 2022-03-15
    listed $235,000 Active
22. 2008-01-31
    soldstatus
23. 2008-01-30
    soldstatus
24. 2008-01-30
    historical
25. 2007-10-10
    listed $76,500
26. 2001-06-26
    soldstatus
27. 2001-03-26
    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: $3,799 · $317/mo
• Projected year-2 tax: $3,799 · $317/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 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: $24,517
• − Mortgage interest: −$6,274
• − Property taxes: −$3,799
• − Insurance: −$560
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − Depreciation: −$3,258
• Taxable income: $6,704
• Est. tax owed @ 24.0%: −$1,609
• After-tax cash flow: $6,353/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

+63.4% since first listed

13 events — show timeline

• 2026-03-19 Listed $125,000 Unlock MLS
• 2025-11-26 Listed — Unlock MLS
• 2025-08-25 Listed — Unlock MLS
• 2022-04-28 Sold (Public Records) — Public Records
• 2022-04-25 Sold (MLS) — Unlock MLS
• 2022-03-23 Pending — Unlock MLS
• 2022-03-15 Listed $235,000 Unlock MLS
• 2008-01-31 Sold (Public Records) — Public Records
• 2008-01-30 Delisted — Unlock MLS
• 2008-01-30 Sold (MLS) — Unlock MLS
• 2007-10-10 Listed $76,500 Unlock MLS
• 2001-06-26 Sold (Public Records) — Public Records
• 2001-03-26 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2026): $3,799 · -10.4% YoY. Source: county tax records.