301 E Wood St · Streetman, TX 75859

$35,000

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 31 Days on market

Built 1980 5,619 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Schools +3.2/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 5,619 sq ft lot
• Built 1980
• Listed 30 days

Property features AI

Finance

• Other: Property type: Residential, single family residence; Listing status: Active, For Sale; Possession at closing/funding; Listing agreement: Exclusive right to sell
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: No covered parking or carport; no parking features listed
• Utilities: City sewer; No municipal utility district; No other utilities listed
• Home design: Single-family residential; Built in 1980; Not attached to another property; Subdivided lot
• Construction: Year built 1980
• Exterior features: Lot is approximately 0.13 acre (about 5,619 sq ft); Property is in the Streetman subdivision; Directions: From I-45 S, take Exit 213 toward FM 416 Streetman. Turn left on FM 416 and continue into Streetman. Turn onto E Wood St; property will be on the right

Interior

• Kitchen: No appliances listed
• Bedrooms: Two bedrooms on the main level (both listed as primary bedroom types)
• Bathrooms: One full bathroom
• Interior features: One-level layout; 3 total rooms; Living area with one living area and one dining area; Other interior features
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#1,456 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Fairfield ISD (town): math 33% / reading 41% proficiency, ranked #475 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fairfield El (391 students, 71% FRL) — zoned schools average 71% FRL vs 48% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 102 active listings in the ZIP; 2 units permitted in Freestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $911 of equity ($242 loan paydown + $669 appreciation (1.9% local appreciation)).
• Freestone County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 3.02% ✓
• Cap rate: 26.38%
• Cash-on-cash: 71.72%
• DSCR: 4.19
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 75.4%
• Equity multiple: 5.04×
• Total profit: $39,571
• Equity at exit: $13,640

10-year hold

• IRR: 75.7%
• Equity multiple: 10.30×
• Total profit: $91,185
• Equity at exit: $19,517

Cash invested: $9,800 (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 75859

• Home prices YoY: 0.9%
• Active inventory: 102
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,056 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$50 /mo · $606/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $586

Break-even live

Break-even rent $315

Max offer price $35,000

Occupancy floor 40%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $35,000 Active 31 DOM
2. 2026-06-18
   days on market $35,000 Active 30 DOM
3. 2026-06-17
   days on market $35,000 Active 29 DOM
4. 2026-06-16
   days on market $35,000 Active 28 DOM
5. 2026-06-15
   days on market $35,000 Active 27 DOM
6. 2026-06-14
   days on market $35,000 Active 25 DOM
7. 2026-06-12
   days on market $35,000 Active 24 DOM
8. 2026-06-09
   days on market $35,000 Active 21 DOM
9. 2026-06-08
   days on market $35,000 Active 20 DOM
10. 2026-06-07
    days on market $35,000 Active 19 DOM
11. 2026-06-05
    days on market $35,000 Active 16 DOM
12. 2026-06-03
    days on market $35,000 Active 15 DOM
13. 2026-06-02
    days on market $35,000 Active 14 DOM
14. 2026-06-01
    days on market $35,000 Active 13 DOM
15. 2026-05-31
    days on market $35,000 Active 12 DOM
16. 2026-05-30
    days on market $35,000 Active 11 DOM
17. 2026-05-19
    listed $35,000 Active
18. 2019-12-26
    soldstatus
19. 2019-12-26
    soldstatus
20. 2009-12-21
    soldstatus
21. 1998-11-10
    soldstatus
22. 1992-04-27
    soldstatus
23. 1985-09-26
    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: $606 · $50/mo
• Projected year-2 tax: $640 · $53/mo
• Expected delta: +$35/yr (+$3/mo · 5.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $12,674
• − Mortgage interest: −$1,961
• − Property taxes: −$606
• − Insurance: −$175
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$1,018
• Taxable income: $6,886
• Est. tax owed @ 24.0%: −$1,653
• After-tax cash flow: $5,376/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: Fairfield ISD
• NCES district ID: 4818940
• Math proficiency: 33% ▼ -9.00%
• Reading proficiency: 41% ▼ -9.00%
• Median HH income: $46,909
• Composite: 31.68/100
• National rank: #5926
• State rank: #475 of 826 in TX

Livability — Streetman

• Score: 52/100
• State rank: #1456
• US rank: #24876

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Streetman, TX
• Population (ZIP): 2,468

Population outlook (Freestone County) Hauer SSP2

• Today (2025): 19,591 people
• By 2030: 19,470 · -0.6%
• By 2040: 19,111 · -2.5%
• By 2050: 18,700 · -4.5%
• By 2075: 17,586 · -10.2%
• By 2100: 14,933 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Two or more races 7% Black 6%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 2% Romanian 1% Scandinavian 1%
• Foreign-born: 2% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

Political lean MEDSL · Freestone

• 2024 margin: Solid R (+66.3) · D 16.6% · R 82.9%
• 2008→2024 swing: -22.8pp toward R · 2008: -43.5pp · 2024: -66.3pp
• All cycles: 2024: R+66.3 2020: R+61.5 2016: R+59.6 2012: R+50.2 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.91%
• Current HPI: 204.2727
• 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

7 events — show timeline

• 2026-05-19 Listed $35,000 NTREIS
• 2019-12-26 Sold (Public Records) — Public Records
• 2019-12-26 Sold (Public Records) — Public Records
• 2009-12-21 Sold (Public Records) — Public Records
• 1998-11-10 Sold (Public Records) — Public Records
• 1992-04-27 Sold (Public Records) — Public Records
• 1985-09-26 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $606 · +11.5% YoY. Source: county tax records.