232 White Dove Dr · Quitman, TX 75783

$92,000

2 bd · 2.0 ba · 896 sqft · SingleFamily · 142 Days on market

Built 1998 Good condition 5,001 sqft lot $103/sqft · 25% below area Est $122k · 25% under $52/mo HOA · 4% of rent ↓ 10% since listing

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Why this score? — see what drove the B 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +8.3/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

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. The kitchen provides ample cabinet space and is equipped with a stove, refrigerator, and dishwasher. Just off the kitchen, the laundry room includes a washer and dryer. The spacious primary suite is filled with natural light from two large windows, creating a warm and inviting atmosphere. The ensuite bathroom offers a luxurious retreat with a soaking tub, double vanity, and a generous walk-in shower—ideal for relaxing after a day on the lake. Holiday Villages is a vibrant, amenity-filled gated community that welcomes full-time residents as well as short- and long-term rentals—making it an ideal option for a vacation getaway, primary home, or investment property. The affordable HOA fee is just $52 month. Community water is provided through a double well water filtration system, and sewer services are available, with each billed at $65 month plus usage. High-speed internet is available via satellite or fiber-optic providers. Residents of Holiday Villages enjoy an array of resort-style amenities, including stocked fishing ponds, a sparkling saltwater pool, multiple playgrounds, a basketball court, horseshoe pits, and covered picnic areas with BBQ grills—perfect for outdoor gatherings. The community also offers a full calendar of social events, featuring holiday celebrations, monthly potlucks, bingo nights, painting classes, and weekly clubs, creating a welcoming and active lifestyle for all.

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 $281 ($3k/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: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 4.2% 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: schools C-, employment C-, amenities 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.
• Market conditions: 206 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $80,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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.
6. 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.
7. 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: 1.33% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.09%
• DSCR: 1.58
• GRM: 6.3

CMA / ARV

• ARV (median comp): $122,163
• List price: $92,000
• Delta: -24.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 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%)	11mo	$164,900	$184	84
445 Comanche	0.17mi	1/1.0 (-1)	850 (-5%)	14mo	$104,900	$123	63
349 Arapaho	0.58mi	2/1.0	936 (+4%)	3mo	$169,900	$182	60
596 County Road 1214	0.39mi	3/2.0 (+1)	938 (+5%)	13mo	$187,500	$200	58
210 Concho	0.39mi	2/1.0	1,024 (+14%)	15mo	$175,000	$171	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $3,044
• Equity at exit: $13,717

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $25,906
• 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 →

ZIP-level market 75783

• Home prices YoY: -9.6%
• Active inventory: 206
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,226 medium
• Mortgage (P&I): −$482
• Tax est. 1.5%: −$115 /mo · $1,380/yr
• Insurance: −$38
• HOA: −$52
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $281

Break-even live

Break-even rent $871

Max offer price $92,000

Occupancy floor 72%

Sensitivity live

Price	-10% $345	-5% $313	+0% $281	+5% $249	+10% $217
Rent	-10% $184	-5% $233	+0% $281	+5% $330	+10% $378
Rate	-1.0pp $327	-0.5pp $304	base $281	+0.5pp $257	+1.0pp $233

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
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $52 · $624/yr
• Likely covers: watersewerinternetlandscapingpoolsecurity

Listing history 20 events

1. 2026-06-21
   days on market $92,000 Active 142 DOM
2. 2026-06-18
   days on market $92,000 Active 140 DOM
3. 2026-06-17
   days on market $92,000 Active 139 DOM
4. 2026-06-16
   days on market $92,000 Active 138 DOM
5. 2026-06-15
   days on market $92,000 Active 137 DOM
6. 2026-06-15
   days on market $92,000 Active 136 DOM
7. 2026-06-13
   days on market $92,000 Active 135 DOM
8. 2026-06-12
   days on market $92,000 Active 134 DOM
9. 2026-06-09
   pricedays on market $92,000 Active 131 DOM
10. 2026-06-08
    days on market $98,900 Active 130 DOM
11. 2026-06-08
    days on market $98,900 Active 129 DOM
12. 2026-06-07
    days on market $98,900 Active 128 DOM
13. 2026-06-03
    days on market $98,900 Active 125 DOM
14. 2026-06-02
    days on market $98,900 Active 124 DOM
15. 2026-06-01
    days on market $98,900 Active 123 DOM
16. 2026-05-31
    days on market $98,900 Active 122 DOM
17. 2026-01-29
    listed $98,900 Active 2046-char remark

    Show marketing remark (2046 chars)

    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. The kitchen provides ample cabinet space and is equipped with a stove, refrigerator, and dishwasher. Just off the kitchen, the laundry room includes a washer and dryer. The spacious primary suite is filled with natural light from two large windows, creating a warm and inviting atmosphere. The ensuite bathroom offers a luxurious retreat with a soaking tub, double vanity, and a generous walk-in shower—ideal for relaxing after a day on the lake. Holiday Villages is a vibrant, amenity-filled gated community that welcomes full-time residents as well as short- and long-term rentals—making it an ideal option for a vacation getaway, primary home, or investment property. The affordable HOA fee is just $52 month. Community water is provided through a double well water filtration system, and sewer services are available, with each billed at $65 month plus usage. High-speed internet is available via satellite or fiber-optic providers. Residents of Holiday Villages enjoy an array of resort-style amenities, including stocked fishing ponds, a sparkling saltwater pool, multiple playgrounds, a basketball court, horseshoe pits, and covered picnic areas with BBQ grills—perfect for outdoor gatherings. The community also offers a full calendar of social events, featuring holiday celebrations, monthly potlucks, bingo nights, painting classes, and weekly clubs, creating a welcoming and active lifestyle for all.

18. 2026-01-09
    historical
19. 2025-08-25
    price $98,900
20. 2025-07-11
    listed $110,000 Active

ⓘ 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: $14,717
• − Mortgage interest: −$5,153
• − Property taxes: −$1,380
• − Insurance: −$460
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − HOA: −$624
• − Depreciation: −$2,676
• Taxable income: $2,068
• Est. tax owed @ 24.0%: −$496
• After-tax cash flow: $2,876/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

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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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

• Population (ZIP): 8,011

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%

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%

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

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

-10.1% since first listed

4 events — show timeline

• 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