102 S Wheeler Ave

Colmesneil, TX 75938

$54,200A-

3 bd · 0.5 ba · 928 sqft · Built — · SingleFamily · Active · 294 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $937/mo
• Mortgage (P&I): −$284
• Tax + insurance: −$90
• HOA: −$0
• Vac / Maint / Mgmt: −$197
• Net cashflow: $365/mo
• Annual: $4,384/yr
• Cap rate: 14.38%
• Cash-on-cash: 28.89%
• DSCR: 2.29
• 1% rule: 1.73%
• Cash to close: $15,176

Investor read

• This is a 3-bed/0.5-bath single-family listed at $54k. Condition is rated good.
• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($937 rent vs $54k).
• It's been on market 294 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• In year one you build about $2k of equity ($375 loan paydown + $2k appreciation (3.9% local appreciation)).
• Location reads 60/100 on livability (#1,035 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Colmesneil ISD (rural): math 43% / reading 44% proficiency, ranked #319 of 826 in TX (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Colmesneil El (math 37% / reading 37%, grade F, #1,769 of 4,322 statewide, top 44%, 258 students, 81% FRL); Colmesneil Jh/Hs (math 47% / reading 52%, grade D, #509 of 1,632 statewide, top 34%, 194 students, 69% FRL) — zoned schools average 75% FRL vs 41% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 74 active listings in the ZIP; 5 units permitted in Tyler County in 2024 (0 in 5+ unit buildings).
• Tyler County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.
• Cap rate 14.4% vs local median 1.8% in Colmesneil — 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.

Questions for listing agent

• It's been on market 294 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• Minor: Overgrown vegetation — Vegetation is overgrown around the property, which could be trimmed for better curb appeal.