232 White Dove Dr · Quitman, TX 75783

$92,000

2 bd · 2.0 ba · 896 sqft · SingleFamily · 42 Days on market

Built 1998 Good condition 5,001 sqft lot $103/sqft · 28% below area Est $128k · 28% under $52/mo HOA · 5% of rent ↓ 16% since listing

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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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +6.4/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy lake life in this inviting 2-bedroom, 2-bath single-wide home located in the gated community of Holiday Villages of Fork. With prime waterfront access, a private community boat ramp, and a large covered fishing pier, you’ll be catching bass and crappie in no time. Situated on a 50’x100’ lot, the property features an oversized driveway along with a fenced yard—ideal for pets, privacy, or outdoor entertaining. Inside, the home offers a spacious open-concept layout featuring a large living room and a built-in breakfast bar—perfect for casual dining or entertaining.

Key facts

• Fenced yard
• Waterfront access
• Oversized driveway

Tags

• WATERFRONT ACCESS
• PRIVATE COMMUNITY BOAT RAMP
• LARGE COVERED FISHING PIER
• OVERSIZED DRIVEWAY
• FENCED YARD
• OPEN-CONCEPT LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $92k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $89k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 2.8% in Quitman — 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 76/100 on livability (#106 in TX, #3,504 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Quitman ISD (town): math 36% / reading 47% proficiency, ranked #381 of 826 in TX (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Quitman El (math 40% / reading 43%, grade F, #1,437 of 4,322 statewide, top 34%, 581 students, 64% FRL); Quitman J H (math 38% / reading 44%, grade F, #613 of 1,662 statewide, top 38%, 270 students, 58% FRL); Quitman H S (math 22% / reading 62%, grade F, #730 of 1,632 statewide, top 47%, 365 students, 53% FRL).
• Market conditions: 297 active listings in the ZIP; 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $636 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $89,240 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.44%
• DSCR: 1.29
• GRM: 7.3

CMA / ARV

• ARV (median comp): $127,673
• List price: $92,000
• Delta: -27.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
824 Holiday Village Dr	0.15mi	2/2.0	896 (0%)	14mo	$164,900	$184	81
741 Waterfront Row	0.40mi	2/2.0	992 (+11%)	1mo	$159,900	$161	62
445 Comanche	0.17mi	1/1.0 (-1)	850 (-5%)	17mo	$104,900	$123	60
349 Arapaho	0.58mi	2/1.0	936 (+4%)	6mo	$169,900	$182	57
596 County Road 1214	0.39mi	3/2.0 (+1)	938 (+5%)	16mo	$187,500	$200	56
210 Concho	0.39mi	2/1.0	1,024 (+14%)	18mo	$175,000	$171	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.76×
• Total profit: $-6,058
• Equity at exit: $13,717

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $6,253
• Equity at exit: $7,954

Cash invested: $25,760 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 2 under contract
• Months of supply: 36.0 mo (3%/mo absorbed)
• Median asking: $164,900 ($171/sqft)
• Median days on market: 42 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -16.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75783

• Home prices YoY: -9.6%
• Active inventory: 297
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$482
• Tax est. 1.5%: −$115 /mo · $1,380/yr
• Insurance: −$38
• HOA: −$52
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $138

Break-even live

Break-even rent $871

Max offer price $92,000

Occupancy floor 82%

Sensitivity live

Price	-10% $202	-5% $170	+0% $138	+5% $106	+10% $75
Rent	-10% $56	-5% $97	+0% $138	+5% $180	+10% $221
Rate	-1.0pp $185	-0.5pp $162	base $138	+0.5pp $114	+1.0pp $90

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: $23,000
• Closing costs: $2,760
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: Acceptable listing terms include cash, conventional, and 1031 exchangeNo second mortgage indicated
• HOA & community: Mandatory HOA (Holiday Villages of Fork POA)Monthly association fee (approximately $52)Association fees cover full use of facilities and management feesCommunity features: campground, community dock, fishing, gated access, lake, park, perimeter fencing, playground, pool

Exterior

• Parking: Driveway parkingGravel on-site parkingOversized and private parking
• Security: Gated community with security gateSmoke detector(s)
• Utilities: Electricity connectedIndividual water meterCo-op electric and co-op water availableSewer tap fee paidCable and phone availableOutside city limitsOverhead and underground utilitiesGravel/rock access
• Home design: Single family residence (attached)One storyLocated in Holiday Villages of Fork planned developmentWaterfront on Fork (lakefront common area) with covered dock
• Construction: Metal siding exteriorBlock foundationOther type roofBuilt in 1998 (preowned)
• Exterior features: Private yardLarge backyard with grassBoat slip and community dock (lake access)LightingFenced yard with gate (metal fencing)Native landscapingCleared and grassed lot

Interior

• Kitchen: Eat-in kitchen with breakfast bar and built-in cabinetsElectric range and electric ovenMicrowaveDishwasherRefrigeratorUtility area in kitchen
• Bedrooms: Two bedrooms (both on the main/entry level)Primary bedroom with ensuite bath
• Flooring: Luxury vinyl plank flooring
• Bathrooms: Two full bathroomsPrimary bathroom with garden tub, separate shower, and separate vanities
• Heating & cooling: Central heatingElectric heatingCentral air conditioningCeiling fan(s)
• Interior features: Open floorplan with decorative lightingBuilt-in features and built-in cabinetsCable TV availableHigh speed internet availableWalk-in closet(s)Window coverings
• Laundry & utility: Full-size washer/dryer areaWasher hookupUtility room

HOA detail $52/mo · $624/yr

• Likely covers: watersecurity

Listing history 50 events

1. 2026-09-23
   days on market $92,000 Active 42 DOM
2. 2026-09-21
   days on market $92,000 Active 40 DOM
3. 2026-09-20
   days on market $92,000 Active 39 DOM
4. 2026-09-19
   days on market $92,000 Active 38 DOM
5. 2026-09-19
   days on market $92,000 Active 37 DOM
6. 2026-09-17
   days on market $92,000 Active 36 DOM
7. 2026-09-17
   days on market $92,000 Active 35 DOM
8. 2026-09-16
   days on market $92,000 Active 34 DOM
9. 2026-09-14
   days on market $92,000 Active 33 DOM
10. 2026-09-13
    days on market $92,000 Active 32 DOM
11. 2026-09-12
    days on market $92,000 Active 31 DOM
12. 2026-09-11
    days on market $92,000 Active 30 DOM
13. 2026-09-05
    days on market $92,000 Active 24 DOM
14. 2026-09-04
    days on market $92,000 Active 23 DOM
15. 2026-09-03
    days on market $92,000 Active 22 DOM
16. 2026-09-02
    days on market $92,000 Active 21 DOM
17. 2026-08-31
    days on market $92,000 Active 18 DOM
18. 2026-08-29
    days on market $92,000 Active 17 DOM
19. 2026-08-28
    days on market $92,000 Active 16 DOM
20. 2026-08-27
    days on market $92,000 Active 15 DOM
21. 2026-08-26
    days on market $92,000 Active 14 DOM
22. 2026-08-25
    days on market $92,000 Active 13 DOM
23. 2026-08-24
    days on market $92,000 Active 12 DOM
24. 2026-08-23
    days on market $92,000 Active 11 DOM
25. 2026-08-22
    days on market $92,000 Active 10 DOM
26. 2026-08-21
    days on market $92,000 Active 9 DOM
27. 2026-08-20
    days on market $92,000 Active 8 DOM
28. 2026-08-19
    days on market $92,000 Active 7 DOM
29. 2026-08-18
    days on market $92,000 Active 6 DOM
30. 2026-08-17
    days on market $92,000 Active 5 DOM
31. 2026-08-16
    days on market $92,000 Active 4 DOM
32. 2026-08-15
    days on market $92,000 Active 3 DOM
33. 2026-08-14
    days on market $92,000 Active 2 DOM
34. 2026-08-13
    days on marketlisting id $92,000 Active 1 DOM
35. 2026-07-14
    days on market $92,000 Active 166 DOM
36. 2026-07-13
    days on market $92,000 Active 165 DOM
37. 2026-07-12
    days on market $92,000 Active 164 DOM
38. 2026-07-11
    days on market $92,000 Active 163 DOM
39. 2026-07-10
    days on market $92,000 Active 162 DOM
40. 2026-07-09
    days on market $92,000 Active 161 DOM
41. 2026-07-08
    days on market $92,000 Active 159 DOM
42. 2026-07-06
    days on market $92,000 Active 158 DOM
43. 2026-07-05
    days on market $92,000 Active 157 DOM
44. 2026-07-05
    days on market $92,000 Active 156 DOM
45. 2026-07-03
    days on market $92,000 Active 155 DOM
46. 2026-07-02
    days on market $92,000 Active 154 DOM
47. 2026-07-01
    days on market $92,000 Active 153 DOM
48. 2026-06-30
    days on market $92,000 Active 152 DOM
49. 2026-06-29
    days on market $92,000 Active 151 DOM
50. 2026-06-28
    days on market $92,000 Active 150 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,547
• − Mortgage interest: −$5,153
• − Property taxes: −$1,380
• − Insurance: −$460
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − HOA: −$624
• − Depreciation: −$2,676
• Taxable income: $245
• Est. tax owed @ 24.0%: −$59
• After-tax cash flow: $1,600/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $4,480–$13,440 screening

This single-wide home in Holiday Villages of Fork is in good condition with a good condition score of 80. It has a good kitchen, bathrooms, and exterior, and is move-in ready. The home has a good foundation and structure, and the HVAC system appears to be in good condition. The home has a good roof and flooring, and the interior walls and paint are in good condition. The home has a good landscaping and curb appeal. The home has a good rehab level of cosmetic and has few/no repairs. The home has a good maintenance level and has no maintenance items visible or implied. The home has a good value add of painting the exterior and interior walls, landscaping improvements, and adding a small patio or deck. The home is in good condition and is move-in ready.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the overall appearance and attract more potential buyers/renters. ↑
• Both Adding a small patio or deck — A small outdoor space can increase the home's appeal and functionality for both resale and rental purposes. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Quitman El F TX #1,437/4,322 Nat'l #18,859/41,679 Middle Quitman J H F TX #613/1,662 Nat'l #5,727/14,009 High Quitman H S F TX #730/1,632 Nat'l #7,572/17,239

Schools (NCES district)

• District: Quitman ISD
• NCES district ID: 4836300
• Math proficiency: 36% ▼ -15.00%
• Reading proficiency: 47% ▼ -4.00%
• Median HH income: $42,081
• Composite: 34.94/100
• National rank: #5063
• State rank: #381 of 826 in TX

B Composite livability gradescore 76/100

Livability — Quitman

• Score: 76/100
• State rank: #106
• US rank: #3504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wood · 46,480 people
• Population (ZIP): 8,011
• Household income: $61,631
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 10% of renters

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Population outlook (Wood County) Hauer SSP2

• Today (2025): 46,480 people
• By 2030: 47,796 · +2.8%
• By 2040: 50,142 · +7.9%
• By 2050: 52,122 · +12.1%
• By 2075: 57,033 · +22.7%
• By 2100: 56,418 · +21.4%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 13% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 3% Slovak 3% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 8%

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Political lean MEDSL · Wood

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.6%
• 2008→2024 swing: -15.5pp toward R · 2008: -54.2pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+68.2 2016: R+70.0 2012: R+64.2 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.83%
• Current HPI: 234.4883
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• Financial info: Acceptable listing terms include cash, conventional, and 1031 exchangeNo second mortgage indicated
• HOA & community: Mandatory HOA (Holiday Villages of Fork POA)Monthly association fee (approximately $52)Association fees cover full use of facilities and management feesCommunity features: campground, community dock, fishing, gated access, lake, park, perimeter fencing, playground, pool

Exterior

• Parking: Driveway parkingGravel on-site parkingOversized and private parking
• Security: Gated community with security gateSmoke detector(s)
• Utilities: Electricity connectedIndividual water meterCo-op electric and co-op water availableSewer tap fee paidCable and phone availableOutside city limitsOverhead and underground utilitiesGravel/rock access
• Home design: Single family residence (attached)One storyLocated in Holiday Villages of Fork planned developmentWaterfront on Fork (lakefront common area) with covered dock
• Construction: Metal siding exteriorBlock foundationOther type roofBuilt in 1998 (preowned)
• Exterior features: Private yardLarge backyard with grassBoat slip and community dock (lake access)LightingFenced yard with gate (metal fencing)Native landscapingCleared and grassed lot

Interior

• Kitchen: Eat-in kitchen with breakfast bar and built-in cabinetsElectric range and electric ovenMicrowaveDishwasherRefrigeratorUtility area in kitchen
• Bedrooms: Two bedrooms (both on the main/entry level)Primary bedroom with ensuite bath
• Flooring: Luxury vinyl plank flooring
• Bathrooms: Two full bathroomsPrimary bathroom with garden tub, separate shower, and separate vanities
• Heating & cooling: Central heatingElectric heatingCentral air conditioningCeiling fan(s)
• Interior features: Open floorplan with decorative lightingBuilt-in features and built-in cabinetsCable TV availableHigh speed internet availableWalk-in closet(s)Window coverings
• Laundry & utility: Full-size washer/dryer areaWasher hookupUtility room

Price history

-16.4% since first listed

7 events — show timeline

• 2026-08-12 Listed $92,000 NTREIS
• 2026-07-16 Listing Removed — NTREIS
• 2026-06-08 Price Changed $92,000 NTREIS
• 2026-01-29 Listed $98,900 NTREIS
• 2026-01-09 Listing Removed — NTREIS
• 2025-08-25 Price Changed $98,900 NTREIS
• 2025-07-11 Listed $110,000 NTREIS