525 Washburn St · Taylor, TX 76574

$210,000

4 bd · 2.0 ba · 1,351 sqft · MultiFamily public records · 264 Days on market

Built 1935 6,534 sqft lot $155/sqft · at area comps Est $215k · at est.

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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).

• Cash flow +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +8.5/15.0
• 1% rule +7.4/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

A really unique find in the heart of Taylor. This Duplex is just a walk away from the downtown shops, Pubs and restaurants. So wonderfully located. It is currently undergoing a remodel and update to both sides and exterior. Bathroom fixtures have been purchased as well as new windows both are in the process. This duplex features a loft bedroom and downstairs bath as well as an office area / kitchen area / living room. It has original hardwood floors and shiplap walls. The kitchens have been taken down to the studs so it is a blank canvas ready for your custom design. Don't miss owning this piece of history in the quaint town of Taylor Tx

Key facts

• Shiplap walls
• Undergoing a remodel
• New windows

Tags

• UNDERGOING A REMODEL
• NEW WINDOWS
• ORIGINAL HARDWOOD FLOORS
• SHIPLAP WALLS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive. Per door: $274/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 40% 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 264 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y ago; this cycle's ask has dropped $39k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 264 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.18%
• DSCR: 1.50
• GRM: 6.7

CMA / ARV

• ARV (median comp): $214,884
• List price: $210,000
• Delta: -2.27%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-5,618
• Equity at exit: $31,312

10-year hold

• IRR: 3.9%
• Equity multiple: 1.25×
• Total profit: $14,780
• Equity at exit: $18,157

Cash invested: $58,800 (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: 13.5×

Monthly cashflow live

• Estimated rent: $2,601 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$318 /mo · $3,818/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $548

Break-even live

Break-even rent $1,907

Max offer price $210,000

Occupancy floor 74%

Sensitivity live

Price	-10% $667	-5% $607	+0% $548	+5% $488	+10% $429
Rent	-10% $342	-5% $445	+0% $548	+5% $651	+10% $753
Rate	-1.0pp $654	-0.5pp $601	base $548	+0.5pp $493	+1.0pp $438

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,602
Total (2 units)			$2,601

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: $52,500
• Closing costs: $6,300
• 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	0.59mi
806 W 8th St Taylor, TX	3.0	1.0	892	$1,600	$1.79	45d	1	0.62mi
1117 W 4th St Taylor, TX	3.0	2.0	1334	$1,400	$1.05	19d	1	0.89mi
350 Debus Dr Unit 121A Taylor, TX	3.0	2.0	1008	$1,795	$1.78	45d	1	1.47mi
230 Debus Dr Unit 100B Taylor, TX	3.0	2.0	1008	$1,723	$1.71	23d	1	1.48mi

Listing history 33 events

1. 2026-06-21
   days on market $210,000 Active 264 DOM
2. 2026-06-18
   days on market $210,000 Active 261 DOM
3. 2026-06-17
   days on market $210,000 Active 260 DOM
4. 2026-06-16
   days on market $210,000 Active 259 DOM
5. 2026-06-15
   days on market $210,000 Active 258 DOM
6. 2026-06-13
   days on market $210,000 Active 256 DOM
7. 2026-06-09
   days on market $210,000 Active 252 DOM
8. 2026-06-08
   days on market $210,000 Active 251 DOM
9. 2026-06-07
   days on market $210,000 Active 250 DOM
10. 2026-06-05
    days on market $210,000 Active 247 DOM
11. 2026-06-03
    days on market $210,000 Active 246 DOM
12. 2026-06-02
    days on market $210,000 Active 245 DOM
13. 2026-06-01
    days on market $210,000 Active 244 DOM
14. 2026-05-31
    days on market $210,000 Active 243 DOM
15. 2026-05-19
    price $210,000 645-char remark

    Show marketing remark (645 chars)

    A really unique find in the heart of Taylor. This Duplex is just a walk away from the downtown shops, Pubs and restaurants. So wonderfully located. It is currently undergoing a remodel and update to both sides and exterior. Bathroom fixtures have been purchased as well as new windows both are in the process. This duplex features a loft bedroom and downstairs bath as well as an office area / kitchen area / living room. It has original hardwood floors and shiplap walls. The kitchens have been taken down to the studs so it is a blank canvas ready for your custom design. Don't miss owning this piece of history in the quaint town of Taylor Tx

16. 2026-03-21
    price $220,000 645-char remark

    Show marketing remark (645 chars)

    A really unique find in the heart of Taylor. This Duplex is just a walk away from the downtown shops, Pubs and restaurants. So wonderfully located. It is currently undergoing a remodel and update to both sides and exterior. Bathroom fixtures have been purchased as well as new windows both are in the process. This duplex features a loft bedroom and downstairs bath as well as an office area / kitchen area / living room. It has original hardwood floors and shiplap walls. The kitchens have been taken down to the studs so it is a blank canvas ready for your custom design. Don't miss owning this piece of history in the quaint town of Taylor Tx

17. 2026-02-24
    price $235,000 645-char remark

    Show marketing remark (645 chars)

    A really unique find in the heart of Taylor. This Duplex is just a walk away from the downtown shops, Pubs and restaurants. So wonderfully located. It is currently undergoing a remodel and update to both sides and exterior. Bathroom fixtures have been purchased as well as new windows both are in the process. This duplex features a loft bedroom and downstairs bath as well as an office area / kitchen area / living room. It has original hardwood floors and shiplap walls. The kitchens have been taken down to the studs so it is a blank canvas ready for your custom design. Don't miss owning this piece of history in the quaint town of Taylor Tx

18. 2025-09-30
    listed $249,000 Active 645-char remark

    Show marketing remark (645 chars)

    A really unique find in the heart of Taylor. This Duplex is just a walk away from the downtown shops, Pubs and restaurants. So wonderfully located. It is currently undergoing a remodel and update to both sides and exterior. Bathroom fixtures have been purchased as well as new windows both are in the process. This duplex features a loft bedroom and downstairs bath as well as an office area / kitchen area / living room. It has original hardwood floors and shiplap walls. The kitchens have been taken down to the studs so it is a blank canvas ready for your custom design. Don't miss owning this piece of history in the quaint town of Taylor Tx

19. 2016-11-30
    soldstatus
20. 2016-11-29
    soldstatus Sold 523-char remark

    Show marketing remark (523 chars)

    Same PID as MLS 5793002. Great investment in Downtown Taylor 2015 Master Plan area. Zoned Residentual Duplex & B-1 Commercial, this duplex has near-term income potential at $850/mo per side until Master Plan emerges. Great location near Heritage Park, City Hall, Temple College, Texas Beer Co, blocks from Amtrak Station. Recent foundation, roof & exterior paint, interior is demo'd to the studs for finish out. Original wood floors. Sold AS IS. Diamond-in-the-rough commercial opportunity now!Restrictions: Yes

21. 2016-11-29
    soldstatus Sold

    Show marketing remark (523 chars)

    Same PID as MLS 5793002. Great investment in Downtown Taylor 2015 Master Plan area. Zoned Residentual Duplex & B-1 Commercial, this duplex has near-term income potential at $850/mo per side until Master Plan emerges. Great location near Heritage Park, City Hall, Temple College, Texas Beer Co, blocks from Amtrak Station. Recent foundation, roof & exterior paint, interior is demo'd to the studs for finish out. Original wood floors. Sold AS IS. Diamond-in-the-rough commercial opportunity now!Restrictions: Yes

22. 2016-11-07
    status Pending 523-char remark

    Show marketing remark (523 chars)

    Same PID as MLS 5793002. Great investment in Downtown Taylor 2015 Master Plan area. Zoned Residentual Duplex & B-1 Commercial, this duplex has near-term income potential at $850/mo per side until Master Plan emerges. Great location near Heritage Park, City Hall, Temple College, Texas Beer Co, blocks from Amtrak Station. Recent foundation, roof & exterior paint, interior is demo'd to the studs for finish out. Original wood floors. Sold AS IS. Diamond-in-the-rough commercial opportunity now!Restrictions: Yes

23. 2016-11-07
    status Pending

    Show marketing remark (523 chars)

    Same PID as MLS 5793002. Great investment in Downtown Taylor 2015 Master Plan area. Zoned Residentual Duplex & B-1 Commercial, this duplex has near-term income potential at $850/mo per side until Master Plan emerges. Great location near Heritage Park, City Hall, Temple College, Texas Beer Co, blocks from Amtrak Station. Recent foundation, roof & exterior paint, interior is demo'd to the studs for finish out. Original wood floors. Sold AS IS. Diamond-in-the-rough commercial opportunity now!Restrictions: Yes

24. 2016-10-26
    listed $90,000 Active 523-char remark

    Show marketing remark (523 chars)

    Same PID as MLS 5793002. Great investment in Downtown Taylor 2015 Master Plan area. Zoned Residentual Duplex & B-1 Commercial, this duplex has near-term income potential at $850/mo per side until Master Plan emerges. Great location near Heritage Park, City Hall, Temple College, Texas Beer Co, blocks from Amtrak Station. Recent foundation, roof & exterior paint, interior is demo'd to the studs for finish out. Original wood floors. Sold AS IS. Diamond-in-the-rough commercial opportunity now!Restrictions: Yes

25. 2016-10-26
    listed $90,000 Active

    Show marketing remark (523 chars)

    Same PID as MLS 5793002. Great investment in Downtown Taylor 2015 Master Plan area. Zoned Residentual Duplex & B-1 Commercial, this duplex has near-term income potential at $850/mo per side until Master Plan emerges. Great location near Heritage Park, City Hall, Temple College, Texas Beer Co, blocks from Amtrak Station. Recent foundation, roof & exterior paint, interior is demo'd to the studs for finish out. Original wood floors. Sold AS IS. Diamond-in-the-rough commercial opportunity now!Restrictions: Yes

26. 2006-09-18
    soldstatus
27. 2000-09-08
    soldstatus
28. 2000-09-08
    soldstatus
29. 2000-08-31
    historical
30. 2000-08-10
    listed $69,000
31. 2000-08-10
    historical
32. 2000-02-18
    listed
33. 1983-04-06
    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: $3,818 · $318/mo
• Projected year-2 tax: $3,843 · $320/mo
• Expected delta: +$25/yr (+$2/mo · 0.7%)

ⓘ 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: $31,212
• − Mortgage interest: −$11,763
• − Property taxes: −$3,818
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,497
• − Management: −$2,497
• − Depreciation: −$6,109
• Taxable income: $3,478
• Est. tax owed @ 24.0%: −$835
• After-tax cash flow: $5,740/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

+204.3% since first listed

19 events — show timeline

• 2026-05-19 Price Changed $210,000 Unlock MLS
• 2026-03-21 Price Changed $220,000 Unlock MLS
• 2026-02-24 Price Changed $235,000 Unlock MLS
• 2025-09-30 Listed $249,000 Unlock MLS
• 2016-11-30 Sold (Public Records) — Public Records
• 2016-11-29 Sold (MLS) — Unlock MLS
• 2016-11-29 Sold (MLS) — Unlock MLS
• 2016-11-07 Pending — Unlock MLS
• 2016-11-07 Pending — Unlock MLS
• 2016-10-26 Listed $90,000 Unlock MLS
• 2016-10-26 Listed $90,000 Unlock MLS
• 2006-09-18 Sold (Public Records) — Public Records
• 2000-09-08 Sold (Public Records) — Public Records
• 2000-09-08 Sold (MLS) — Unlock MLS
• 2000-08-31 Delisted — Unlock MLS
• 2000-08-10 Delisted — Unlock MLS
• 2000-08-10 Listed $69,000 Unlock MLS
• 2000-02-18 Listed — Unlock MLS
• 1983-04-06 Sold (Public Records) — Public Records

Property tax history

+7.9%/yr

Latest (2026): $3,818 · +20.0% YoY. Source: county tax records.