190 County Road 1975 · Yantis, TX 75497

$225,000

3 bd · 2.0 ba · 1,163 sqft · SingleFamily public records · 81 Days on market

Built 2004 0.69 ac lot $193/sqft · 29% below area Est $318k · 29% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +4.3/30.0
• Schools +3.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Wake up surrounded by trees, enjoy coffee on the covered porch, and spend the afternoon fishing or boating on famous Lake Fork, just minutes away. This 3 bedroom, 2 bath home offers the perfect mix of comfort, space and convenience for either weekend escapes or everyday living. Upon drive up you will appreciate the vinyl fencing with manually operated gate and professionally groomed large trees. The cozy living room features a fireplace for relaxing evenings and many windows to let the sunshine in. Be sure to notice the decorative stained glass window! The kitchen with refrigerator, stainless sink, granite counter, pantry and breakfast bar is open to the living room. The kitchen cabinets were recently painted and a 2023 Samsung electric range was added. The primary bedroom has an ensuite bath with walk in closet. Bedrooms 2 and 3 are down the hall and each have closets and ceiling fans. Both bathrooms have been remodeled with tiled showers, new vanities and toilets. Additional updates include the flooring, interior paint, and fireplace tile. The house is all electric and is cooled by central air, mini split and ceiling fans. Full size washer and electric dryer convey as is. Outside, the half-acre plus lot provides room to breathe and plenty of space for hobbies, storage, or lake equipment. Nature at its best with arborist groomed mature trees providing shade and a beautiful setting. Outdoor structures include a detached 3 car tandem garage with enclosed shop, an approx. 400 sq ft shop with work table and an approx. 12 x 9 outbuilding with double doors, electricity, divided space and covered side parking for your mower. A firepit is set up for s'mores or just visiting. The lot is fenced on three sides. Clean and ready for someone else to enjoy it as the current owner has. All measurements are approximate and all info to be verified.

Key facts

• Covered porch
• Granite counter
• Tiled showers

Tags

• COVERED PORCH
• VINYL FENCING
• GRANITE COUNTER
• REMODELED BATHROOMS
• TILED SHOWERS
• DETACHED 3 CAR TANDEM GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-596 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (46.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (51.4% below list).
• Recommended offer: $109k (51.4% below list) — sets the bar for 1% rule.
• Cap rate 3.1% vs local median 0.8% in Yantis — 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 56/100 on livability (#1,293 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Yantis ISD (rural): math 38% / reading 44% proficiency, ranked #660 of 1,141 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Yantis El (math 47% / reading 47%, grade D-, #1,006 of 4,322 statewide, top 25%, 192 students, 78% FRL); Yantis School (math 22% / reading 27%, grade F, #1,264 of 1,632 statewide, top 82%, 195 students, 64% FRL) — zoned schools average 71% FRL vs 50% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 138 active listings in the ZIP; 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,417 (51.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
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. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.49% ✗
• Cap rate: 3.11%
• Cash-on-cash: -11.35%
• DSCR: 0.49
• GRM: 17.1

CMA / ARV

• ARV (median comp): $317,687
• List price: $225,000
• Delta: -29.18%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 2.34×
• Total profit: $84,543
• Equity at exit: $202,698

10-year hold

• IRR: 15.6%
• Equity multiple: 5.42×
• Total profit: $278,732
• Equity at exit: $437,126

Cash invested: $63,000 (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 75497

• Home prices YoY: 10.8%
• Active inventory: 138
• Price-to-rent: 17.1×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$187 /mo · $2,240/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-596

Break-even live

Break-even rent $1,849

Max offer price $119,724

Occupancy floor —

Sensitivity live

Price	-10% $-469	-5% $-532	+0% $-596	+5% $-660	+10% $-723
Rent	-10% $-682	-5% $-639	+0% $-596	+5% $-553	+10% $-510
Rate	-1.0pp $-483	-0.5pp $-539	base $-596	+0.5pp $-654	+1.0pp $-714

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-22
   days on market $225,000 Active 81 DOM
2. 2026-06-21
   days on market $225,000 Active 80 DOM
3. 2026-06-19
   days on market $225,000 Active 78 DOM
4. 2026-06-18
   days on market $225,000 Active 77 DOM
5. 2026-06-17
   days on market $225,000 Active 76 DOM
6. 2026-06-16
   days on market $225,000 Active 75 DOM
7. 2026-06-15
   days on market $225,000 Active 74 DOM
8. 2026-06-14
   days on market $225,000 Active 72 DOM
9. 2026-06-12
   days on market $225,000 Active 71 DOM
10. 2026-06-09
    days on market $225,000 Active 68 DOM
11. 2026-06-08
    days on market $225,000 Active 67 DOM
12. 2026-06-07
    days on market $225,000 Active 66 DOM
13. 2026-06-07
    days on market $225,000 Active 65 DOM
14. 2026-06-03
    days on market $225,000 Active 62 DOM
15. 2026-06-02
    days on market $225,000 Active 61 DOM
16. 2026-06-01
    days on market $225,000 Active 60 DOM
17. 2026-05-31
    days on market $225,000 Active 59 DOM
18. 2026-05-30
    days on market $225,000 Active 58 DOM
19. 2026-05-05
    price $225,000 1898-char remark

    Show marketing remark (1882 chars)

    Wake up surrounded by trees, enjoy coffee on the covered porch, and spend the afternoon fishing or boating on famous Lake Fork, just minutes away. This 3 bedroom, 2 bath home offers the perfect mix of comfort, space and convenience for either weekend escapes or everyday living. Upon drive up you will appreciate the vinyl fencing with manually operated gate and professionally groomed large trees. The cozy living room features a fireplace for relaxing evenings and many windows to let the sunshine in. Be sure to notice the decorative stained glass window! The kitchen with refrigerator, stainless sink, granite counter, pantry and breakfast bar is open to the living room. The kitchen cabinets were recently painted and a 2023 Samsung range was added. The primary bedroom has an ensuite bath with walk in closet. Bedrooms 2 and 3 are down the hall each have closets and ceiling fans. Both bathrooms have been remodeled with tiled showers, new vanities and toilets. Additional updates include the flooring, interior paint and fireplace tile. The house is all electric and is cooled by central air, mini split and ceiling fans. Full size washer and electric dryer convey as is. Outside, the half-acre plus lot provides room to breathe and plenty of space for hobbies, storage, or lake equipment. Nature at its best with arborist groomed mature trees providing shade and a beautiful setting. Outdoor structures include a detached 3 car tandem garage with enclosed shop, a 400 sq ft shop with work table and a 12 x 9 outbuilding with double doors, electricity, divided space and covered side parking for your mower. A firepit is set up for s'mores or just visiting. The lot is fenced on three sides. Clean and ready for someone else to enjoy it as the current owner has. Excludes RING flood light and surveillance camera. All measurements are approximate and all info to be verified.

20. 2026-05-05
    price $225,000 1882-char remark

    Show marketing remark (1882 chars)

    Wake up surrounded by trees, enjoy coffee on the covered porch, and spend the afternoon fishing or boating on famous Lake Fork, just minutes away. This 3 bedroom, 2 bath home offers the perfect mix of comfort, space and convenience for either weekend escapes or everyday living. Upon drive up you will appreciate the vinyl fencing with manually operated gate and professionally groomed large trees. The cozy living room features a fireplace for relaxing evenings and many windows to let the sunshine in. Be sure to notice the decorative stained glass window! The kitchen with refrigerator, stainless sink, granite counter, pantry and breakfast bar is open to the living room. The kitchen cabinets were recently painted and a 2023 Samsung range was added. The primary bedroom has an ensuite bath with walk in closet. Bedrooms 2 and 3 are down the hall each have closets and ceiling fans. Both bathrooms have been remodeled with tiled showers, new vanities and toilets. Additional updates include the flooring, interior paint and fireplace tile. The house is all electric and is cooled by central air, mini split and ceiling fans. Full size washer and electric dryer convey as is. Outside, the half-acre plus lot provides room to breathe and plenty of space for hobbies, storage, or lake equipment. Nature at its best with arborist groomed mature trees providing shade and a beautiful setting. Outdoor structures include a detached 3 car tandem garage with enclosed shop, a 400 sq ft shop with work table and a 12 x 9 outbuilding with double doors, electricity, divided space and covered side parking for your mower. A firepit is set up for s'mores or just visiting. The lot is fenced on three sides. Clean and ready for someone else to enjoy it as the current owner has. Excludes RING flood light and surveillance camera. All measurements are approximate and all info to be verified.

21. 2026-04-02
    listed $235,000 Active 1898-char remark

    Show marketing remark (1898 chars)

    Wake up surrounded by trees, enjoy coffee on the covered porch, and spend the afternoon fishing or boating on famous Lake Fork, just minutes away. This 3 bedroom, 2 bath home offers the perfect mix of comfort, space and convenience for either weekend escapes or everyday living. Upon drive up you will appreciate the vinyl fencing with manually operated gate and professionally groomed large trees. The cozy living room features a fireplace for relaxing evenings and many windows to let the sunshine in. Be sure to notice the decorative stained glass window! The kitchen with refrigerator, stainless sink, granite counter, pantry and breakfast bar is open to the living room. The kitchen cabinets were recently painted and a 2023 Samsung electric range was added. The primary bedroom has an ensuite bath with walk in closet. Bedrooms 2 and 3 are down the hall and each have closets and ceiling fans. Both bathrooms have been remodeled with tiled showers, new vanities and toilets. Additional updates include the flooring, interior paint, and fireplace tile. The house is all electric and is cooled by central air, mini split and ceiling fans. Full size washer and electric dryer convey as is. Outside, the half-acre plus lot provides room to breathe and plenty of space for hobbies, storage, or lake equipment. Nature at its best with arborist groomed mature trees providing shade and a beautiful setting. Outdoor structures include a detached 3 car tandem garage with enclosed shop, an approx. 400 sq ft shop with work table and an approx. 12 x 9 outbuilding with double doors, electricity, divided space and covered side parking for your mower. A firepit is set up for s'mores or just visiting. The lot is fenced on three sides. Clean and ready for someone else to enjoy it as the current owner has. All measurements are approximate and all info to be verified.

22. 2026-03-19
    listed $235,000 Active 1882-char remark

    Show marketing remark (1882 chars)

    Wake up surrounded by trees, enjoy coffee on the covered porch, and spend the afternoon fishing or boating on famous Lake Fork, just minutes away. This 3 bedroom, 2 bath home offers the perfect mix of comfort, space and convenience for either weekend escapes or everyday living. Upon drive up you will appreciate the vinyl fencing with manually operated gate and professionally groomed large trees. The cozy living room features a fireplace for relaxing evenings and many windows to let the sunshine in. Be sure to notice the decorative stained glass window! The kitchen with refrigerator, stainless sink, granite counter, pantry and breakfast bar is open to the living room. The kitchen cabinets were recently painted and a 2023 Samsung range was added. The primary bedroom has an ensuite bath with walk in closet. Bedrooms 2 and 3 are down the hall each have closets and ceiling fans. Both bathrooms have been remodeled with tiled showers, new vanities and toilets. Additional updates include the flooring, interior paint and fireplace tile. The house is all electric and is cooled by central air, mini split and ceiling fans. Full size washer and electric dryer convey as is. Outside, the half-acre plus lot provides room to breathe and plenty of space for hobbies, storage, or lake equipment. Nature at its best with arborist groomed mature trees providing shade and a beautiful setting. Outdoor structures include a detached 3 car tandem garage with enclosed shop, a 400 sq ft shop with work table and a 12 x 9 outbuilding with double doors, electricity, divided space and covered side parking for your mower. A firepit is set up for s'mores or just visiting. The lot is fenced on three sides. Clean and ready for someone else to enjoy it as the current owner has. Excludes RING flood light and surveillance camera. All measurements are approximate and all info to be verified.

23. 2022-05-13
    soldstatus
24. 2022-05-13
    soldstatus Closed
25. 2022-05-13
    soldstatus
26. 2022-04-23
    status Pending
27. 2022-04-23
    listed $195,000
28. 2022-04-19
    price $195,000
29. 2022-04-18
    status Active
30. 2022-04-15
    historical Active Option Contract
31. 2022-04-11
    listed $199,000 Active
32. 2012-09-05
    soldstatus
33. 2003-12-12
    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: $2,240 · $187/mo
• Projected year-2 tax: $4,118 · $343/mo
• Expected delta: +$1,878/yr (+$156/mo · 83.8%)

ⓘ 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 7/10 Severe 7 d/yr ≥110°F today · 24 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: $13,130
• − Mortgage interest: −$12,603
• − Property taxes: −$2,240
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$6,545
• Taxable loss: −$11,485
• Est. tax savings @ 24.0%: +$2,756
• After-tax cash flow: $-4,395/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: Yantis ISD
• NCES district ID: 4846590
• Math proficiency: 38% ▲ 1.00%
• Reading proficiency: 44% ▲ 3.00%
• Median HH income: $50,900
• Composite: 37.78/100
• National rank: #8742
• State rank: #660 of 1141 in TX

Livability — Yantis

• Score: 56/100
• State rank: #1293
• US rank: #22462

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,794
• Population (ZIP): 3,794

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Slovak 3% Lithuanian 3%
• Foreign-born: 4%
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% Other Indo-European 1%

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: ▲ 27.09%
• Current HPI: 278.18
• 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

+13.1% since first listed

15 events — show timeline

• 2026-05-05 Price Changed $225,000 NTREIS
• 2026-05-05 Price Changed $225,000 GTAR
• 2026-04-02 Listed $235,000 NTREIS
• 2026-03-19 Listed $235,000 GTAR
• 2022-05-13 Sold (Public Records) — Public Records
• 2022-05-13 Sold (MLS) — NTREIS
• 2022-05-13 Sold (MLS) — GTAR
• 2022-04-23 Pending — NTREIS
• 2022-04-23 Listed $195,000 GTAR
• 2022-04-19 Price Changed $195,000 NTREIS
• 2022-04-18 Relisted — NTREIS
• 2022-04-15 Contingent — NTREIS
• 2022-04-11 Listed $199,000 NTREIS
• 2012-09-05 Sold (Public Records) — Public Records
• 2003-12-12 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,240 · +9.6% YoY. Source: county tax records.