370 Johnson St · Woodville, TX 75979

$129,500

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 110 Days on market

2.90 ac lot $103/sqft · at area comps Est $170k · 24% under ↓ 14% 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 +18.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +5.8/10.0
• DSCR +5.7/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Country Living on 2.90+/- Acres in Woodville, TX! Nestled in the heart of Woodville, this 3-bedroom, 2-bath home sits on approximately 2.90+/- peaceful acres offering space and endless potential. If you're looking for a place to make your own, this property is ready for your vision and updates! The home features a bright sunroom — the perfect spot to enjoy your morning coffee while overlooking the beautiful acreage. Recent improvements include a new metal roof and an HVAC system replaced in 2018, giving you peace of mind on two major components. Step outside and enjoy the natural beauty of the land, complete with a creek running through the property and a storage building for tools, equipment, or hobbies. With nearly 3 acres, there's plenty of room for gardening, animals, or simply enjoying the East Texas outdoors. If you've been searching for acreage with character and potential in Woodville, this could be the one!

Key facts

• Metal roof
• 2.90 acres
• Storage building

Tags

• 2.90 ACRES
• SUNROOM
• METAL ROOF
• HVAC SYSTEM
• CREEK
• STORAGE BUILDING

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 $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.8% in Woodville — 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 64/100 on livability (#741 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Woodville ISD (town): math 34% / reading 34% proficiency, ranked #563 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 215 active listings in the ZIP; 5 units permitted in Tyler County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $14k of equity ($895 loan paydown + $13k appreciation (10.0% local appreciation)).
• Tyler County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,845 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.08% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.92%
• DSCR: 1.17
• GRM: 7.7

CMA / ARV

• ARV (median comp): $170,000
• List price: $129,500
• Delta: -23.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
803 N Nellius St	0.70mi	3/2.0	1,282 (+2%)	11mo	$187,000	$146	55
407 W Live Oak St	0.06mi	2/1.0 (-1)	1,086 (-14%)	22mo	$147,500	$136	47
715 N Reid St	0.61mi	3/1.0	1,112 (-12%)	5mo	$99,500	$89	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 27.1%
• Equity multiple: 3.16×
• Total profit: $78,152
• Equity at exit: $116,664

10-year hold

• IRR: 23.7%
• Equity multiple: 7.19×
• Total profit: $224,373
• Equity at exit: $251,590

Cash invested: $36,260 (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 75979

• Home prices YoY: 20.6%
• Active inventory: 215
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,404 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$258 /mo · $3,092/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $118

Break-even live

Break-even rent $1,254

Max offer price $129,500

Occupancy floor 87%

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-17
   days on market $129,500 Pending 110 DOM
2. 2026-06-16
   days on market $129,500 Pending 109 DOM
3. 2026-06-15
   days on market $129,500 Pending 108 DOM
4. 2026-06-14
   statusdays on market $129,500 Pending 106 DOM
5. 2026-06-10
   days on market $129,500 Active 103 DOM
6. 2026-06-09
   days on market $129,500 Active 102 DOM
7. 2026-06-08
   days on market $129,500 Active 101 DOM
8. 2026-06-07
   days on market $129,500 Active 100 DOM
9. 2026-06-03
   days on market $129,500 Active 96 DOM
10. 2026-06-02
    days on market $129,500 Active 95 DOM
11. 2026-06-01
    days on market $129,500 Active 94 DOM
12. 2026-05-31
    days on market $129,500 Active 93 DOM
13. 2026-05-31
    days on market $129,500 Active 92 DOM
14. 2026-04-28
    price $129,500 935-char remark

    Show marketing remark (953 chars)

    Country Living on 2.90+/- Acres in Woodville, TX! Nestled in the heart of Woodville, this 3-bedroom, 2-bath home sits on approximately 2.90+/- peaceful acres offering space and endless potential. If you’re looking for a place to make your own, this property is ready for your vision and updates! The home features a bright sunroom — the perfect spot to enjoy your morning coffee while overlooking the beautiful acreage. Recent improvements include a new metal roof and an HVAC system replaced in 2018, giving you peace of mind on two major components. Step outside and enjoy the natural beauty of the land, complete with a creek running through the property and a storage building for tools, equipment, or hobbies. With nearly 3 acres, there’s plenty of room for gardening, animals, or simply enjoying the East Texas outdoors. If you’ve been searching for acreage with character and potential in Woodville, this could be the one!

15. 2026-04-28
    price $129,500 953-char remark

    Show marketing remark (953 chars)

    Country Living on 2.90+/- Acres in Woodville, TX! Nestled in the heart of Woodville, this 3-bedroom, 2-bath home sits on approximately 2.90+/- peaceful acres offering space and endless potential. If you’re looking for a place to make your own, this property is ready for your vision and updates! The home features a bright sunroom — the perfect spot to enjoy your morning coffee while overlooking the beautiful acreage. Recent improvements include a new metal roof and an HVAC system replaced in 2018, giving you peace of mind on two major components. Step outside and enjoy the natural beauty of the land, complete with a creek running through the property and a storage building for tools, equipment, or hobbies. With nearly 3 acres, there’s plenty of room for gardening, animals, or simply enjoying the East Texas outdoors. If you’ve been searching for acreage with character and potential in Woodville, this could be the one!

16. 2026-04-28
    price $129,500

    Show marketing remark (953 chars)

    Country Living on 2.90+/- Acres in Woodville, TX! Nestled in the heart of Woodville, this 3-bedroom, 2-bath home sits on approximately 2.90+/- peaceful acres offering space and endless potential. If you’re looking for a place to make your own, this property is ready for your vision and updates! The home features a bright sunroom — the perfect spot to enjoy your morning coffee while overlooking the beautiful acreage. Recent improvements include a new metal roof and an HVAC system replaced in 2018, giving you peace of mind on two major components. Step outside and enjoy the natural beauty of the land, complete with a creek running through the property and a storage building for tools, equipment, or hobbies. With nearly 3 acres, there’s plenty of room for gardening, animals, or simply enjoying the East Texas outdoors. If you’ve been searching for acreage with character and potential in Woodville, this could be the one!

17. 2026-03-25
    price $139,500 935-char remark

    Show marketing remark (953 chars)

    Country Living on 2.90+/- Acres in Woodville, TX! Nestled in the heart of Woodville, this 3-bedroom, 2-bath home sits on approximately 2.90+/- peaceful acres offering space and endless potential. If you’re looking for a place to make your own, this property is ready for your vision and updates! The home features a bright sunroom — the perfect spot to enjoy your morning coffee while overlooking the beautiful acreage. Recent improvements include a new metal roof and an HVAC system replaced in 2018, giving you peace of mind on two major components. Step outside and enjoy the natural beauty of the land, complete with a creek running through the property and a storage building for tools, equipment, or hobbies. With nearly 3 acres, there’s plenty of room for gardening, animals, or simply enjoying the East Texas outdoors. If you’ve been searching for acreage with character and potential in Woodville, this could be the one!

18. 2026-03-25
    price $139,500 953-char remark

    Show marketing remark (953 chars)

    Country Living on 2.90+/- Acres in Woodville, TX! Nestled in the heart of Woodville, this 3-bedroom, 2-bath home sits on approximately 2.90+/- peaceful acres offering space and endless potential. If you’re looking for a place to make your own, this property is ready for your vision and updates! The home features a bright sunroom — the perfect spot to enjoy your morning coffee while overlooking the beautiful acreage. Recent improvements include a new metal roof and an HVAC system replaced in 2018, giving you peace of mind on two major components. Step outside and enjoy the natural beauty of the land, complete with a creek running through the property and a storage building for tools, equipment, or hobbies. With nearly 3 acres, there’s plenty of room for gardening, animals, or simply enjoying the East Texas outdoors. If you’ve been searching for acreage with character and potential in Woodville, this could be the one!

19. 2026-03-25
    price $139,500

    Show marketing remark (953 chars)

    Country Living on 2.90+/- Acres in Woodville, TX! Nestled in the heart of Woodville, this 3-bedroom, 2-bath home sits on approximately 2.90+/- peaceful acres offering space and endless potential. If you’re looking for a place to make your own, this property is ready for your vision and updates! The home features a bright sunroom — the perfect spot to enjoy your morning coffee while overlooking the beautiful acreage. Recent improvements include a new metal roof and an HVAC system replaced in 2018, giving you peace of mind on two major components. Step outside and enjoy the natural beauty of the land, complete with a creek running through the property and a storage building for tools, equipment, or hobbies. With nearly 3 acres, there’s plenty of room for gardening, animals, or simply enjoying the East Texas outdoors. If you’ve been searching for acreage with character and potential in Woodville, this could be the one!

20. 2026-02-28
    listed $149,900 Active 953-char remark

    Show marketing remark (953 chars)

    Country Living on 2.90+/- Acres in Woodville, TX! Nestled in the heart of Woodville, this 3-bedroom, 2-bath home sits on approximately 2.90+/- peaceful acres offering space and endless potential. If you’re looking for a place to make your own, this property is ready for your vision and updates! The home features a bright sunroom — the perfect spot to enjoy your morning coffee while overlooking the beautiful acreage. Recent improvements include a new metal roof and an HVAC system replaced in 2018, giving you peace of mind on two major components. Step outside and enjoy the natural beauty of the land, complete with a creek running through the property and a storage building for tools, equipment, or hobbies. With nearly 3 acres, there’s plenty of room for gardening, animals, or simply enjoying the East Texas outdoors. If you’ve been searching for acreage with character and potential in Woodville, this could be the one!

21. 2026-02-27
    listed $149,900 Active 935-char remark

    Show marketing remark (935 chars)

    Country Living on 2.90+/- Acres in Woodville, TX! Nestled in the heart of Woodville, this 3-bedroom, 2-bath home sits on approximately 2.90+/- peaceful acres offering space and endless potential. If you're looking for a place to make your own, this property is ready for your vision and updates! The home features a bright sunroom — the perfect spot to enjoy your morning coffee while overlooking the beautiful acreage. Recent improvements include a new metal roof and an HVAC system replaced in 2018, giving you peace of mind on two major components. Step outside and enjoy the natural beauty of the land, complete with a creek running through the property and a storage building for tools, equipment, or hobbies. With nearly 3 acres, there's plenty of room for gardening, animals, or simply enjoying the East Texas outdoors. If you've been searching for acreage with character and potential in Woodville, this could be the one!

22. 2026-02-27
    listed $149,900 Active

    Show marketing remark (935 chars)

    Country Living on 2.90+/- Acres in Woodville, TX! Nestled in the heart of Woodville, this 3-bedroom, 2-bath home sits on approximately 2.90+/- peaceful acres offering space and endless potential. If you're looking for a place to make your own, this property is ready for your vision and updates! The home features a bright sunroom — the perfect spot to enjoy your morning coffee while overlooking the beautiful acreage. Recent improvements include a new metal roof and an HVAC system replaced in 2018, giving you peace of mind on two major components. Step outside and enjoy the natural beauty of the land, complete with a creek running through the property and a storage building for tools, equipment, or hobbies. With nearly 3 acres, there's plenty of room for gardening, animals, or simply enjoying the East Texas outdoors. If you've been searching for acreage with character and potential in Woodville, this could be the one!

23. 2024-09-13
    soldstatus
24. 2008-04-08
    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: $3,092 · $258/mo
• Projected year-2 tax: $3,092 · $258/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 24 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: $16,848
• − Mortgage interest: −$7,254
• − Property taxes: −$3,092
• − Insurance: −$648
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$3,767
• Taxable loss: −$608
• Est. tax savings @ 24.0%: +$146
• After-tax cash flow: $1,567/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: Woodville ISD
• NCES district ID: 4846440
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 34% ▼ -3.00%
• Median HH income: $36,581
• Composite: 28.24/100
• National rank: #6800
• State rank: #563 of 826 in TX

Livability — Woodville

• Score: 64/100
• State rank: #741
• US rank: #13727

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodville, TX
• County: Tyler County · 11,273 people
• City population: 11,273
• Metro: nan
• Population (ZIP): 11,273
• Household income: $51,594
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 117.0

Population outlook (Tyler County) Hauer SSP2

• Today (2025): 20,375 people
• By 2030: 20,036 · -1.7%
• By 2040: 19,150 · -6.0%
• By 2050: 18,017 · -11.6%
• By 2075: 15,300 · -24.9%
• By 2100: 11,702 · -42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 17% Hispanic / Latino 12% Two or more races 7%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 9%

Political lean MEDSL · Tyler

• 2024 margin: Solid R (+73.5) · D 13.0% · R 86.5%
• 2008→2024 swing: -29.5pp toward R · 2008: -44.0pp · 2024: -73.5pp
• All cycles: 2024: R+73.5 2020: R+70.3 2016: R+67.2 2012: R+55.5 2008: R+44.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 30.40%
• Current HPI: 178.2196
• Rent YoY: —
• Metro: nan
• 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

-13.6% since first listed

11 events — show timeline

• 2026-04-28 Price Changed $129,500 Deep East Texas MLS
• 2026-04-28 Price Changed $129,500 BBOR
• 2026-04-28 Price Changed $129,500 HARMLS
• 2026-03-25 Price Changed $139,500 Deep East Texas MLS
• 2026-03-25 Price Changed $139,500 BBOR
• 2026-03-25 Price Changed $139,500 HARMLS
• 2026-02-28 Listed $149,900 BBOR
• 2026-02-27 Listed $149,900 HARMLS
• 2026-02-27 Listed $149,900 Deep East Texas MLS
• 2024-09-13 Sold (Public Records) — Public Records
• 2008-04-08 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,092 · -1.4% YoY. Source: county tax records.