849 Singapore Dr · Wake Village, TX 75501

$105,000

3 bd · 1.0 ba · 1,117 sqft · SingleFamily public records · 88 Days on market

Built 1940 9,583 sqft lot $94/sqft · 8% above area Est $97k · 8% over

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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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +7.3/10.0
• ARV discount +4.0/15.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenant in place, in desirable Wake Village — this is the portfolio's best value-per-dollar in one of the area's most stable rental communities. This 3-bed, 1-bath home with a flexible room delivers immediate cash flow in a suburb people actively choose to live in. Original hardwood floors, large windows flooding every room with natural light, practical floor plan, kitchen with ample cabinet storage flowing into the dining area, private yard, extra storage, and washer-dryer — a clean, character-filled home that tenants settle into and stay. FOR HOMEOWNERS Hardwood floors, natural light, a flexible room for a home office or extra bedroom, and a private yard — all in Wake Village, where tree-lined streets, Texarkana ISD schools, and quick access to shopping, dining, and Interstate 369 make everyday life genuinely easy. This is one of the most affordable entry points into Wake Village homeownership available. Note: property is currently tenant occupied. Per the existing lease, the new owner has the right to continue the lease or terminate upon acquisition. FOR INVESTORS ~with a tenant already in place — income from day one, zero make-ready costs, zero downtime. Wake Village's steady demand from working families, healthcare workers, and military personnel near Red River Army Depot means this type of home stays occupied with minimal vacancy. This is an exceptional East Texas's most reliable rental suburbs. Per the existing lease, the new owner decides to continue or terminate at acquisition. Part of a 20-property SFR portfolio across Texarkana and Nash. Buy one or scale into multiple.

Key facts

• Practical kitchen
• Well-kept home
• Convenient location

Tags

• OPEN FUNCTIONAL LAYOUT
• PRACTICAL KITCHEN
• AMPLE STORAGE
• WELL-KEPT HOME
• CONVENIENT LOCATION
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#51 in TX, #2,068 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F.
• Texarkana ISD (urban): math 36% / reading 41% proficiency, ranked #472 of 826 in TX (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.6%/yr); 324 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).
• This rent runs 34% of the median local income ($46k/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 $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 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?
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: 1.23% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.66%
• DSCR: 1.56
• GRM: 6.8

CMA / ARV

• ARV (median comp): $97,478
• List price: $105,000
• Delta: 7.72%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1029 Mariana Ave	0.18mi	3/1.5	1,044 (-6%)	14mo	$150,000	$144	68
400 Redwater Rd	0.58mi	2/1.0 (-1)	1,162 (+4%)	23mo	$101,000	$87	42

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 · 1.63% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $985
• Equity at exit: $15,656

10-year hold

• IRR: 9.1%
• Equity multiple: 1.66×
• Total profit: $19,307
• Equity at exit: $9,078

Cash invested: $29,400 (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 75501

• Home prices YoY: -34.9%
• Rents YoY: 1.6%
• Active inventory: 324
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$118 /mo · $1,416/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $310

Break-even live

Break-even rent $902

Max offer price $105,000

Occupancy floor 71%

Sensitivity live

Price	-10% $370	-5% $340	+0% $310	+5% $280	+10% $251
Rent	-10% $208	-5% $259	+0% $310	+5% $361	+10% $412
Rate	-1.0pp $363	-0.5pp $337	base $310	+0.5pp $283	+1.0pp $255

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 Redwater Rd Wake Village, TX	2.0	1.0	900	$1,500	$1.67	45d	1	0.53mi
501 Westlawn Dr Texarkana, TX	2.0	1.0	775	$800	$1.03	45d	1	1.19mi
60 Clark St Nash, TX	2.0–3.0	2.0	1450	$1,450	$1.00	45d	2	1.28mi

Listing history 25 events

1. 2026-06-21
   days on market $105,000 Active 88 DOM
2. 2026-06-19
   days on market $105,000 Active 86 DOM
3. 2026-06-18
   days on market $105,000 Active 85 DOM
4. 2026-06-17
   days on market $105,000 Active 84 DOM
5. 2026-06-17
   price $105,000 Active 83 DOM
6. 2026-06-16
   days on market $109,000 Active 83 DOM
7. 2026-06-15
   days on market $109,000 Active 82 DOM
8. 2026-06-14
   days on market $109,000 Active 80 DOM
9. 2026-06-13
   days on market $109,000 Active 79 DOM
10. 2026-06-10
    days on market $109,000 Active 77 DOM
11. 2026-06-09
    days on market $109,000 Active 76 DOM
12. 2026-06-08
    days on market $109,000 Active 75 DOM
13. 2026-06-07
    days on market $109,000 Active 74 DOM
14. 2026-06-05
    days on market $109,000 Active 71 DOM
15. 2026-06-02
    days on market $109,000 Active 69 DOM
16. 2026-06-01
    days on market $109,000 Active 68 DOM
17. 2026-05-31
    days on market $109,000 Active 67 DOM
18. 2026-05-30
    days on market $109,000 Active 66 DOM
19. 2026-04-24
    historical $990
20. 2026-03-25
    listed $115,000 Active 1641-char remark

    Show marketing remark (1641 chars)

    Tenant in place, in desirable Wake Village — this is the portfolio's best value-per-dollar in one of the area's most stable rental communities. This 3-bed, 1-bath home with a flexible room delivers immediate cash flow in a suburb people actively choose to live in. Original hardwood floors, large windows flooding every room with natural light, practical floor plan, kitchen with ample cabinet storage flowing into the dining area, private yard, extra storage, and washer-dryer — a clean, character-filled home that tenants settle into and stay. FOR HOMEOWNERS Hardwood floors, natural light, a flexible room for a home office or extra bedroom, and a private yard — all in Wake Village, where tree-lined streets, Texarkana ISD schools, and quick access to shopping, dining, and Interstate 369 make everyday life genuinely easy. This is one of the most affordable entry points into Wake Village homeownership available. Note: property is currently tenant occupied. Per the existing lease, the new owner has the right to continue the lease or terminate upon acquisition. FOR INVESTORS ~with a tenant already in place — income from day one, zero make-ready costs, zero downtime. Wake Village's steady demand from working families, healthcare workers, and military personnel near Red River Army Depot means this type of home stays occupied with minimal vacancy. This is an exceptional East Texas's most reliable rental suburbs. Per the existing lease, the new owner decides to continue or terminate at acquisition. Part of a 20-property SFR portfolio across Texarkana and Nash. Buy one or scale into multiple.

21. 2026-03-03
    price $990
22. 2026-02-23
    price $1,090
23. 2026-02-19
    listed $990
24. 2025-07-21
    soldstatus
25. 2001-03-09
    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: $1,416 · $118/mo
• Projected year-2 tax: $1,922 · $160/mo
• Expected delta: +$505/yr (+$42/mo · 35.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $15,531
• − Mortgage interest: −$5,882
• − Property taxes: −$1,416
• − Insurance: −$525
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$3,055
• Taxable income: $2,169
• Est. tax owed @ 24.0%: −$520
• After-tax cash flow: $3,200/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: Texarkana ISD
• NCES district ID: 4842480
• Math proficiency: 36% ▼ -7.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $35,692
• Composite: 31.87/100
• National rank: #5867
• State rank: #472 of 826 in TX

Livability — Wake Village

• Score: 79/100
• State rank: #51
• US rank: #2068

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wake Village, TX
• County: Bowie County · 61,238 people
• City population: 61,238
• Metro: Texarkana, TX-AR
• Population (ZIP): 34,866
• Household income: $45,995
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 1289.0

Population outlook (Bowie County) Hauer SSP2

• Today (2025): 94,699 people
• By 2030: 94,824 · +0.1%
• By 2040: 94,870 · +0.2%
• By 2050: 93,686 · -1.1%
• By 2075: 90,082 · -4.9%
• By 2100: 76,579 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 54% Black 33% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Bowie

• 2024 margin: Solid R (+48.7) · D 25.3% · R 74.0%
• 2008→2024 swing: -10.8pp toward R · 2008: -37.9pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+42.8 2016: R+46.6 2012: R+41.5 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.14%
• Current HPI: 147.9402
• Rent YoY: ▲ 1.63%
• Metro: Texarkana, TX-AR
• 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

+10450.5% since first listed

7 events — show timeline

• 2026-04-24 Rental Removed $990 Avail
• 2026-03-25 Listed $115,000 NTREIS
• 2026-03-03 Price Changed $990 Avail
• 2026-02-23 Price Changed $1,090 Avail
• 2026-02-19 Listed for Rent $990 Avail
• 2025-07-21 Sold (Public Records) — Public Records
• 2001-03-09 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,416 · +21.5% YoY. Source: county tax records.