215 Price St · Yoakum, TX 77995

$130,000

3 bd · 2.0 ba · 1,616 sqft · SingleFamily public records · 178 Days on market

Built 1979 10,066 sqft lot $80/sqft · 23% below area Est $168k · 23% under ↓ 44% 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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.5/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUGE PRICE IMPROVEMENT. .. .Great three bedroom, one bath brick home located close to private school. This home offers an inviting porch leading into the home's foyer. The eat-in kitchen is open to the formal dining area that opens onto the patio/backyard. Down the hall is the spacious main bathroom that has access from the hallway as well as the master bedroom. The two remaining bedrooms are roomy with nice sized closets. The attached two car garage has a concrete drive leading up to it. Mature trees in the yard. Call for your viewing of this home!

Key facts

• Formal dining area
• Eat-in kitchen
• Patio backyard

Tags

• INVITING PORCH
• EAT-IN KITCHEN
• FORMAL DINING AREA
• PATIO BACKYARD
• SPACIOUS MAIN BATHROOM
• NICE SIZED CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.1% in Yoakum — 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 68/100 on livability (#494 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Yoakum ISD (town): math 48% / reading 42% proficiency, ranked #278 of 826 in TX (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 110 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 9 units permitted in Lavaca County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lavaca County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 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 1979 — 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: 1.15% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.42%
• DSCR: 1.33
• GRM: 7.2

CMA / ARV

• ARV (median comp): $168,120
• List price: $130,000
• Delta: -22.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Schrimsher St	0.12mi	3/2.0	1,584 (-2%)	8mo	$149,900	$95	85
205 Coke St	0.28mi	3/2.0	1,544 (-4%)	8mo	$150,000	$97	73
212 Whitfield St	0.30mi	3/2.0	1,555 (-4%)	12mo	$174,900	$112	70
209 Rose St	0.12mi	3/1.0	1,798 (+11%)	4mo	$125,000	$70	68
212 Coke St	0.31mi	3/2.5	1,728 (+7%)	6mo	$243,500	$141	67
104 Mraz St	0.62mi	3/2.0	1,595 (-1%)	6mo	$257,000	$161	64
406 E Gonzales St	0.21mi	3/1.0	1,384 (-14%)	1mo	$165,500	$120	61
303 Turner St	0.61mi	3/2.0	1,693 (+5%)	3mo	$250,000	$148	61

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-6,676
• Equity at exit: $19,383

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $12,883
• Equity at exit: $11,240

Cash invested: $36,400 (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 77995

• Home prices YoY: -20.5%
• Active inventory: 110
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$224 /mo · $2,689/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $225

Break-even live

Break-even rent $1,215

Max offer price $130,000

Occupancy floor 80%

Sensitivity live

Price	-10% $299	-5% $262	+0% $225	+5% $188	+10% $151
Rent	-10% $106	-5% $166	+0% $225	+5% $284	+10% $343
Rate	-1.0pp $290	-0.5pp $258	base $225	+0.5pp $191	+1.0pp $157

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Walnut St Yoakum, TX	3.0	2.0	1548	$1,500	$0.97	44d	1	0.50mi

Listing history 21 events

1. 2026-06-21
   days on market $130,000 Active 178 DOM
2. 2026-06-18
   days on market $130,000 Active 176 DOM
3. 2026-06-17
   days on market $130,000 Active 175 DOM
4. 2026-06-16
   days on market $130,000 Active 174 DOM
5. 2026-06-15
   days on market $130,000 Active 173 DOM
6. 2026-06-15
   days on market $130,000 Active 172 DOM
7. 2026-06-13
   days on market $130,000 Active 171 DOM
8. 2026-06-12
   status $130,000 Active 170 DOM
9. 2026-06-09
   status $130,000 Pending 170 DOM
10. 2026-06-08
    days on market $130,000 Active Under Contract 170 DOM
11. 2026-06-08
    days on market $130,000 Active Under Contract 169 DOM
12. 2026-06-07
    days on market $130,000 Active Under Contract 168 DOM
13. 2026-06-03
    days on market $130,000 Active Under Contract 165 DOM
14. 2026-06-02
    days on market $130,000 Active Under Contract 164 DOM
15. 2026-06-01
    days on market $130,000 Active Under Contract 163 DOM
16. 2026-05-31
    days on market $130,000 Active Under Contract 162 DOM
17. 2026-05-05
    historical Active Under Contract 555-char remark

    Show marketing remark (555 chars)

    HUGE PRICE IMPROVEMENT. .. .Great three bedroom, one bath brick home located close to private school. This home offers an inviting porch leading into the home's foyer. The eat-in kitchen is open to the formal dining area that opens onto the patio/backyard. Down the hall is the spacious main bathroom that has access from the hallway as well as the master bedroom. The two remaining bedrooms are roomy with nice sized closets. The attached two car garage has a concrete drive leading up to it. Mature trees in the yard. Call for your viewing of this home!

18. 2026-04-13
    price $130,000 555-char remark

    Show marketing remark (555 chars)

    HUGE PRICE IMPROVEMENT. .. .Great three bedroom, one bath brick home located close to private school. This home offers an inviting porch leading into the home's foyer. The eat-in kitchen is open to the formal dining area that opens onto the patio/backyard. Down the hall is the spacious main bathroom that has access from the hallway as well as the master bedroom. The two remaining bedrooms are roomy with nice sized closets. The attached two car garage has a concrete drive leading up to it. Mature trees in the yard. Call for your viewing of this home!

19. 2026-02-27
    price $179,900 555-char remark

    Show marketing remark (555 chars)

    HUGE PRICE IMPROVEMENT. .. .Great three bedroom, one bath brick home located close to private school. This home offers an inviting porch leading into the home's foyer. The eat-in kitchen is open to the formal dining area that opens onto the patio/backyard. Down the hall is the spacious main bathroom that has access from the hallway as well as the master bedroom. The two remaining bedrooms are roomy with nice sized closets. The attached two car garage has a concrete drive leading up to it. Mature trees in the yard. Call for your viewing of this home!

20. 2025-12-19
    listed $232,000 Active 555-char remark

    Show marketing remark (555 chars)

    HUGE PRICE IMPROVEMENT. .. .Great three bedroom, one bath brick home located close to private school. This home offers an inviting porch leading into the home's foyer. The eat-in kitchen is open to the formal dining area that opens onto the patio/backyard. Down the hall is the spacious main bathroom that has access from the hallway as well as the master bedroom. The two remaining bedrooms are roomy with nice sized closets. The attached two car garage has a concrete drive leading up to it. Mature trees in the yard. Call for your viewing of this home!

21. 2000-08-11
    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: $2,689 · $224/mo
• Projected year-2 tax: $2,689 · $224/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 8/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $18,000
• − Mortgage interest: −$7,282
• − Property taxes: −$2,689
• − Insurance: −$650
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$3,782
• Taxable income: $717
• Est. tax owed @ 24.0%: −$172
• After-tax cash flow: $2,528/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: Yoakum ISD
• NCES district ID: 4846620
• Math proficiency: 48% ▲ 6.00%
• Reading proficiency: 42% ▲ 5.00%
• Median HH income: $41,854
• Composite: 37.9/100
• National rank: #4315
• State rank: #278 of 826 in TX

Livability — Yoakum

• Score: 68/100
• State rank: #494
• US rank: #9889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yoakum, TX
• Population (ZIP): 10,244

Population outlook (Lavaca County) Hauer SSP2

• Today (2025): 21,154 people
• By 2030: 21,961 · +3.8%
• By 2040: 23,800 · +12.5%
• By 2050: 25,908 · +22.5%
• By 2075: 32,118 · +51.8%
• By 2100: 35,273 · +66.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 54% Hispanic / Latino 37% Two or more races 14% Black 5%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Serbian 4% Romanian 1% Lithuanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 80% English-only · Spanish 18% Vietnamese 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Lavaca

• 2024 margin: Solid R (+76.1) · D 11.8% · R 87.9%
• 2008→2024 swing: -22.3pp toward R · 2008: -53.8pp · 2024: -76.1pp
• All cycles: 2024: R+76.1 2020: R+73.3 2016: R+71.5 2012: R+64.8 2008: R+53.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.35%
• Current HPI: 179.2583
• 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

-44.0% since first listed

5 events — show timeline

• 2026-05-05 Contingent — CTXMLS
• 2026-04-13 Price Changed $130,000 CTXMLS
• 2026-02-27 Price Changed $179,900 CTXMLS
• 2025-12-19 Listed $232,000 CTXMLS
• 2000-08-11 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,689 · +3.6% YoY. Source: county tax records.