503 N Johnson St · Freer, TX 78357

$46,995

2 bd · 1.0 ba · 976 sqft · SingleFamily public records · 244 Days on market

Built 1900 4,000 sqft lot $48/sqft · 35% below area Est $73k · 35% under ↓ 11% since listing

---

Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PRICE REDUCED, AGAIN!! Buyers, this could be a Great Investment Property OR Fixer-Upper to transform into your own home! This 2 bedroom, 1 bath home has a bonus room that can be a 3rd bedroom, if needed. It could also be a home office, craft or game room! Such great potential here! You'll love the nice, tile shower! The hardwood floors can easily be restored, to add a very special touch!! You'll appreciate the 2-car attached carport, that's approx. 20' deep. There is a detached storage building in the back yard area. This home is a very short walk away from the Pavilion and park! Centrally Located, close to everything:) To be sold "AS IS. " All Cash Offers Must Include Your Bank's Proof Of Funds Letter. PLEASE NOTE: 1900 is the default # required when the year built is unknown--This Is NOT the actual year built. The following Seller Financing Terms are being offered: $6K Minimum Down Payment/8%/8-Year Term (Maximum) Monthly P/I: Approx. $605/Month!! Buy This For LESS THAN RENTING!!

Key facts

• Short walk to park
• Centrally located
• Bonus room

Tags

• BONUS ROOM
• DETACHED STORAGE BUILDING
• SHORT WALK TO PARK
• CENTRALLY LOCATED

🏷️ Possibly a rental listed for sale. The $46,995 price doesn't fit this home's estimated sale value (~$72,773) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($908 rent vs $47k).
• Recommended offer: $41k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#643 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, health & safety C-, schools F.
• Freer ISD (rural): math 34% / reading 31% proficiency, ranked #575 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP.

Forward outlook

• In year one you build about $322 of equity ($325 loan paydown + $-3 appreciation (-0.0% local appreciation)).
• Duval County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($41k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 94% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $41,355 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 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 1900 — 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: 1.93% ✓
• Cap rate: 15.34%
• Cash-on-cash: 32.32%
• DSCR: 2.44
• GRM: 4.3

CMA / ARV

• ARV (median comp): $72,773
• List price: $46,995
• Delta: -35.42%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1408 S Norton Hwy	0.74mi	2/1.0	1,104 (+13%)	3mo	$94,000	$85	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.0%
• Equity multiple: 2.61×
• Total profit: $21,221
• Equity at exit: $13,630

10-year hold

• IRR: 36.5%
• Equity multiple: 5.09×
• Total profit: $53,844
• Equity at exit: $16,372

Cash invested: $13,159 (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 78357

• Home prices YoY: -0.0%
• Active inventory: 21
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $908 medium
• Mortgage (P&I): −$246
• Tax from tax record: −$96 /mo · $1,158/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $354

Break-even live

Break-even rent $459

Max offer price $46,995

Occupancy floor 56%

Sensitivity live

Price	-10% $381	-5% $368	+0% $354	+5% $341	+10% $328
Rent	-10% $283	-5% $319	+0% $354	+5% $390	+10% $426
Rate	-1.0pp $378	-0.5pp $366	base $354	+0.5pp $342	+1.0pp $330

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: $11,749
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $46,995 Active 244 DOM
2. 2026-06-21
   days on market $46,995 Active 243 DOM
3. 2026-06-18
   days on market $46,995 Active 241 DOM
4. 2026-06-17
   days on market $46,995 Active 240 DOM
5. 2026-06-16
   days on market $46,995 Active 239 DOM
6. 2026-06-15
   pricedays on market $46,995 Active 238 DOM
7. 2026-06-13
   days on market $48,797 Active 236 DOM
8. 2026-06-12
   days on market $48,797 Active 235 DOM
9. 2026-06-09
   days on market $48,797 Active 232 DOM
10. 2026-06-08
    days on market $48,797 Active 231 DOM
11. 2026-06-08
    days on market $48,797 Active 230 DOM
12. 2026-06-05
    days on market $48,797 Active 228 DOM
13. 2026-06-03
    days on market $48,797 Active 226 DOM
14. 2026-06-02
    days on market $48,797 Active 225 DOM
15. 2026-06-01
    days on market $48,797 Active 224 DOM
16. 2026-05-31
    days on market $48,797 Active 223 DOM
17. 2026-05-14
    price $48,797 1006-char remark

    Show marketing remark (1006 chars)

    PRICE REDUCED, AGAIN!! Buyers, this could be a Great Investment Property OR Fixer-Upper to transform into your own home! This 2 bedroom, 1 bath home has a bonus room that can be a 3rd bedroom, if needed. It could also be a home office, craft or game room! Such great potential here! You'll love the nice, tile shower! The hardwood floors can easily be restored, to add a very special touch!! You'll appreciate the 2-car attached carport, that's approx. 20' deep. There is a detached storage building in the back yard area. This home is a very short walk away from the Pavilion and park! Centrally Located, close to everything:) To be sold "AS IS. " All Cash Offers Must Include Your Bank's Proof Of Funds Letter. PLEASE NOTE: 1900 is the default # required when the year built is unknown--This Is NOT the actual year built. The following Seller Financing Terms are being offered: $6K Minimum Down Payment/8%/8-Year Term (Maximum) Monthly P/I: Approx. $605/Month!! Buy This For LESS THAN RENTING!!

18. 2026-02-28
    price $49,995 1006-char remark

    Show marketing remark (1006 chars)

    PRICE REDUCED, AGAIN!! Buyers, this could be a Great Investment Property OR Fixer-Upper to transform into your own home! This 2 bedroom, 1 bath home has a bonus room that can be a 3rd bedroom, if needed. It could also be a home office, craft or game room! Such great potential here! You'll love the nice, tile shower! The hardwood floors can easily be restored, to add a very special touch!! You'll appreciate the 2-car attached carport, that's approx. 20' deep. There is a detached storage building in the back yard area. This home is a very short walk away from the Pavilion and park! Centrally Located, close to everything:) To be sold "AS IS. " All Cash Offers Must Include Your Bank's Proof Of Funds Letter. PLEASE NOTE: 1900 is the default # required when the year built is unknown--This Is NOT the actual year built. The following Seller Financing Terms are being offered: $6K Minimum Down Payment/8%/8-Year Term (Maximum) Monthly P/I: Approx. $605/Month!! Buy This For LESS THAN RENTING!!

19. 2026-01-15
    price $53,995 1006-char remark

    Show marketing remark (1006 chars)

    PRICE REDUCED, AGAIN!! Buyers, this could be a Great Investment Property OR Fixer-Upper to transform into your own home! This 2 bedroom, 1 bath home has a bonus room that can be a 3rd bedroom, if needed. It could also be a home office, craft or game room! Such great potential here! You'll love the nice, tile shower! The hardwood floors can easily be restored, to add a very special touch!! You'll appreciate the 2-car attached carport, that's approx. 20' deep. There is a detached storage building in the back yard area. This home is a very short walk away from the Pavilion and park! Centrally Located, close to everything:) To be sold "AS IS. " All Cash Offers Must Include Your Bank's Proof Of Funds Letter. PLEASE NOTE: 1900 is the default # required when the year built is unknown--This Is NOT the actual year built. The following Seller Financing Terms are being offered: $6K Minimum Down Payment/8%/8-Year Term (Maximum) Monthly P/I: Approx. $605/Month!! Buy This For LESS THAN RENTING!!

20. 2025-10-20
    listed $55,000 Active 1006-char remark

    Show marketing remark (1006 chars)

    PRICE REDUCED, AGAIN!! Buyers, this could be a Great Investment Property OR Fixer-Upper to transform into your own home! This 2 bedroom, 1 bath home has a bonus room that can be a 3rd bedroom, if needed. It could also be a home office, craft or game room! Such great potential here! You'll love the nice, tile shower! The hardwood floors can easily be restored, to add a very special touch!! You'll appreciate the 2-car attached carport, that's approx. 20' deep. There is a detached storage building in the back yard area. This home is a very short walk away from the Pavilion and park! Centrally Located, close to everything:) To be sold "AS IS. " All Cash Offers Must Include Your Bank's Proof Of Funds Letter. PLEASE NOTE: 1900 is the default # required when the year built is unknown--This Is NOT the actual year built. The following Seller Financing Terms are being offered: $6K Minimum Down Payment/8%/8-Year Term (Maximum) Monthly P/I: Approx. $605/Month!! Buy This For LESS THAN RENTING!!

ⓘ 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: $1,158 · $96/mo
• Projected year-2 tax: $1,158 · $96/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% 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: $10,890
• − Mortgage interest: −$2,632
• − Property taxes: −$1,158
• − Insurance: −$235
• − Repairs & maintenance: −$871
• − Management: −$871
• − Depreciation: −$1,367
• Taxable income: $3,755
• Est. tax owed @ 24.0%: −$901
• After-tax cash flow: $3,352/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: Freer ISD
• NCES district ID: 4819820
• Math proficiency: 34% ▼ -2.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $43,849
• Composite: 27.71/100
• National rank: #6910
• State rank: #575 of 826 in TX

Livability — Freer

• Score: 66/100
• State rank: #643
• US rank: #12210

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Freer, TX
• Population (ZIP): 2,726

Population outlook (Duval County) Hauer SSP2

• Today (2025): 10,826 people
• By 2030: 10,531 · -2.7%
• By 2040: 10,015 · -7.5%
• By 2050: 9,560 · -11.7%
• By 2075: 8,442 · -22.0%
• By 2100: 6,686 · -38.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (77%)
• Race & ethnicity: Hispanic / Latino 77% Two or more races 39% White 23%
• Hispanic origin (detail): Mexican 73%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 54% English-only · Spanish 41% German/W. Germanic 6%

Political lean MEDSL · Duval

• 2024 margin: Lean R (+9.8) · D 44.9% · R 54.7%
• 2008→2024 swing: -60.2pp toward R · 2008: 50.4pp · 2024: -9.8pp
• All cycles: 2024: R+9.8 2020: D+2.6 2016: D+35.3 2012: D+54.2 2008: D+50.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ -0.01%
• Current HPI: 98.4455
• 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

-11.3% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $48,797 CBMLS
• 2026-02-28 Price Changed $49,995 CBMLS
• 2026-01-15 Price Changed $53,995 CBMLS
• 2025-10-20 Listed $55,000 CBMLS

Property tax history

+9.3%/yr

Latest (2025): $1,158 · -2.5% YoY. Source: county tax records.