704 Maple St · Yoakum, TX 77995

$115,000

2 bd · 1.0 ba · 1,013 sqft · SingleFamily public records · 120 Days on market

Built 1950 $114/sqft · 6% below area Est $123k · 6% under

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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 +21.2/30.0
• ARV discount +10.3/15.0
• DSCR +6.8/10.0
• 1% rule +6.0/10.0
• 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

Motivated Sellers! 2-bedroom, 1-bathroom home nestled in the heart of Yoakum, TX. Step into a bright and and welcoming interior filled with natural light, modern updates, and cozy touches that make this home truly special. Step outside to a large, well-maintained yard offering endless possibilities—garden, entertain, play, or simply unwind under the wide Texas sky. Perfectly located in a quiet neighborhood just minutes from local shops, schools, and parks, this home is a great fit for first-time buyers, those looking to downsize, or anyone seeking the charm of small-town living. Outside, you'll fall in love with the huge yard—ideal for gardening, play, entertaining, or simply soaking up the sunshine. There's plenty of space to dream, expand, or relax under the Texas sky. Located in a peaceful neighborhood just minutes from local shops, schools, and parks, this home is perfect for first-time buyers, downsizers, or anyone looking for a slice of small-town life.

Key facts

• Well maintained yard
• Large yard
• Natural light

Tags

• WELL MAINTAINED YARD
• QUIET NEIGHBORHOOD
• LARGE YARD
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.3% 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: 111 active listings in the ZIP; 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 $795 of loan paydown is wiped out by about $3k 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 120 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.10% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.22%
• DSCR: 1.28
• GRM: 7.6

CMA / ARV

• ARV (median comp): $122,725
• List price: $115,000
• Delta: -6.29%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 Clark St	0.70mi	2/1.0	1,054 (+4%)	4mo	$113,500	$108	57
201 Maple St	0.39mi	3/1.0 (+1)	1,156 (+14%)	9mo	$50,000	$43	46

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-7,969
• Equity at exit: $17,147

10-year hold

• IRR: 3.0%
• Equity multiple: 1.21×
• Total profit: $6,914
• Equity at exit: $9,943

Cash invested: $32,200 (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: 111
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,266 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$182 /mo · $2,187/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $167

Break-even live

Break-even rent $1,055

Max offer price $115,000

Occupancy floor 82%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $115,000 Active 120 DOM
2. 2026-06-17
   days on market $115,000 Active 119 DOM
3. 2026-06-16
   days on market $115,000 Active 118 DOM
4. 2026-06-15
   days on market $115,000 Active 117 DOM
5. 2026-06-15
   days on market $115,000 Active 116 DOM
6. 2026-06-13
   days on market $115,000 Active 115 DOM
7. 2026-06-12
   days on market $115,000 Active 114 DOM
8. 2026-06-10
   price $115,000 Active 111 DOM
9. 2026-06-09
   days on market $120,000 Active 111 DOM
10. 2026-06-08
    days on market $120,000 Active 110 DOM
11. 2026-06-08
    days on market $120,000 Active 109 DOM
12. 2026-06-07
    days on market $120,000 Active 108 DOM
13. 2026-06-03
    days on market $120,000 Active 105 DOM
14. 2026-06-02
    days on market $120,000 Active 104 DOM
15. 2026-06-01
    days on market $120,000 Active 103 DOM
16. 2026-05-31
    days on market $120,000 Active 102 DOM
17. 2026-02-18
    listed $120,000 Active 985-char remark

    Show marketing remark (985 chars)

    Motivated Sellers! 2-bedroom, 1-bathroom home nestled in the heart of Yoakum, TX. Step into a bright and and welcoming interior filled with natural light, modern updates, and cozy touches that make this home truly special. Step outside to a large, well-maintained yard offering endless possibilities—garden, entertain, play, or simply unwind under the wide Texas sky. Perfectly located in a quiet neighborhood just minutes from local shops, schools, and parks, this home is a great fit for first-time buyers, those looking to downsize, or anyone seeking the charm of small-town living. Outside, you'll fall in love with the huge yard—ideal for gardening, play, entertaining, or simply soaking up the sunshine. There's plenty of space to dream, expand, or relax under the Texas sky. Located in a peaceful neighborhood just minutes from local shops, schools, and parks, this home is perfect for first-time buyers, downsizers, or anyone looking for a slice of small-town life.

18. 2026-01-26
    price $120,000 1680-char remark

    Show marketing remark (1680 chars)

    Motivated Sellers! Welcome to this delightful 2-bedroom, 1-bathroom home nestled in the heart of Yoakum, TX. Bursting with charm, the cheerful yellow exterior and inviting curb appeal set the tone for the warmth you’ll find inside. Step into a bright and welcoming interior filled with natural light, modern updates, and cozy touches that make this home truly special. The well-designed layout features spacious bedrooms, a fresh and functional bathroom, and a kitchen with ample cabinetry overlooking the large backyard — perfect for enjoying morning coffee or evening sunsets. With its blend of comfort, style, and small-town charm, this Yoakum gem is ready to welcome you home. Step outside to a large, well-maintained yard offering endless possibilities—garden, entertain, play, or simply unwind under the wide Texas sky. Perfectly located in a quiet neighborhood just minutes from local shops, schools, and parks, this home is a great fit for first-time buyers, those looking to downsize, or anyone seeking the charm of small-town living. Don’t miss the opportunity to make this adorable Yoakum home your own. Schedule your private tour today! Outside, you'll fall in love with the huge yard—ideal for gardening, play, entertaining, or simply soaking up the sunshine. There's plenty of space to dream, expand, or relax under the Texas sky. Located in a peaceful neighborhood just minutes from local shops, schools, and parks, this home is perfect for first-time buyers, downsizers, or anyone looking for a slice of small-town life. ?? Don’t miss your chance to own this adorable home in lovely Yoakum, TX. Schedule your showing today!

19. 2025-08-21
    price $125,000 1680-char remark

    Show marketing remark (1680 chars)

    Motivated Sellers! Welcome to this delightful 2-bedroom, 1-bathroom home nestled in the heart of Yoakum, TX. Bursting with charm, the cheerful yellow exterior and inviting curb appeal set the tone for the warmth you’ll find inside. Step into a bright and welcoming interior filled with natural light, modern updates, and cozy touches that make this home truly special. The well-designed layout features spacious bedrooms, a fresh and functional bathroom, and a kitchen with ample cabinetry overlooking the large backyard — perfect for enjoying morning coffee or evening sunsets. With its blend of comfort, style, and small-town charm, this Yoakum gem is ready to welcome you home. Step outside to a large, well-maintained yard offering endless possibilities—garden, entertain, play, or simply unwind under the wide Texas sky. Perfectly located in a quiet neighborhood just minutes from local shops, schools, and parks, this home is a great fit for first-time buyers, those looking to downsize, or anyone seeking the charm of small-town living. Don’t miss the opportunity to make this adorable Yoakum home your own. Schedule your private tour today! Outside, you'll fall in love with the huge yard—ideal for gardening, play, entertaining, or simply soaking up the sunshine. There's plenty of space to dream, expand, or relax under the Texas sky. Located in a peaceful neighborhood just minutes from local shops, schools, and parks, this home is perfect for first-time buyers, downsizers, or anyone looking for a slice of small-town life. ?? Don’t miss your chance to own this adorable home in lovely Yoakum, TX. Schedule your showing today!

20. 2025-07-01
    price $135,000 1680-char remark

    Show marketing remark (1680 chars)

    Motivated Sellers! Welcome to this delightful 2-bedroom, 1-bathroom home nestled in the heart of Yoakum, TX. Bursting with charm, the cheerful yellow exterior and inviting curb appeal set the tone for the warmth you’ll find inside. Step into a bright and welcoming interior filled with natural light, modern updates, and cozy touches that make this home truly special. The well-designed layout features spacious bedrooms, a fresh and functional bathroom, and a kitchen with ample cabinetry overlooking the large backyard — perfect for enjoying morning coffee or evening sunsets. With its blend of comfort, style, and small-town charm, this Yoakum gem is ready to welcome you home. Step outside to a large, well-maintained yard offering endless possibilities—garden, entertain, play, or simply unwind under the wide Texas sky. Perfectly located in a quiet neighborhood just minutes from local shops, schools, and parks, this home is a great fit for first-time buyers, those looking to downsize, or anyone seeking the charm of small-town living. Don’t miss the opportunity to make this adorable Yoakum home your own. Schedule your private tour today! Outside, you'll fall in love with the huge yard—ideal for gardening, play, entertaining, or simply soaking up the sunshine. There's plenty of space to dream, expand, or relax under the Texas sky. Located in a peaceful neighborhood just minutes from local shops, schools, and parks, this home is perfect for first-time buyers, downsizers, or anyone looking for a slice of small-town life. ?? Don’t miss your chance to own this adorable home in lovely Yoakum, TX. Schedule your showing today!

21. 2025-05-23
    price $140,000 1680-char remark

    Show marketing remark (1680 chars)

    Motivated Sellers! Welcome to this delightful 2-bedroom, 1-bathroom home nestled in the heart of Yoakum, TX. Bursting with charm, the cheerful yellow exterior and inviting curb appeal set the tone for the warmth you’ll find inside. Step into a bright and welcoming interior filled with natural light, modern updates, and cozy touches that make this home truly special. The well-designed layout features spacious bedrooms, a fresh and functional bathroom, and a kitchen with ample cabinetry overlooking the large backyard — perfect for enjoying morning coffee or evening sunsets. With its blend of comfort, style, and small-town charm, this Yoakum gem is ready to welcome you home. Step outside to a large, well-maintained yard offering endless possibilities—garden, entertain, play, or simply unwind under the wide Texas sky. Perfectly located in a quiet neighborhood just minutes from local shops, schools, and parks, this home is a great fit for first-time buyers, those looking to downsize, or anyone seeking the charm of small-town living. Don’t miss the opportunity to make this adorable Yoakum home your own. Schedule your private tour today! Outside, you'll fall in love with the huge yard—ideal for gardening, play, entertaining, or simply soaking up the sunshine. There's plenty of space to dream, expand, or relax under the Texas sky. Located in a peaceful neighborhood just minutes from local shops, schools, and parks, this home is perfect for first-time buyers, downsizers, or anyone looking for a slice of small-town life. ?? Don’t miss your chance to own this adorable home in lovely Yoakum, TX. Schedule your showing today!

22. 2025-04-07
    listed $150,000 Active 1680-char remark

    Show marketing remark (1680 chars)

    Motivated Sellers! Welcome to this delightful 2-bedroom, 1-bathroom home nestled in the heart of Yoakum, TX. Bursting with charm, the cheerful yellow exterior and inviting curb appeal set the tone for the warmth you’ll find inside. Step into a bright and welcoming interior filled with natural light, modern updates, and cozy touches that make this home truly special. The well-designed layout features spacious bedrooms, a fresh and functional bathroom, and a kitchen with ample cabinetry overlooking the large backyard — perfect for enjoying morning coffee or evening sunsets. With its blend of comfort, style, and small-town charm, this Yoakum gem is ready to welcome you home. Step outside to a large, well-maintained yard offering endless possibilities—garden, entertain, play, or simply unwind under the wide Texas sky. Perfectly located in a quiet neighborhood just minutes from local shops, schools, and parks, this home is a great fit for first-time buyers, those looking to downsize, or anyone seeking the charm of small-town living. Don’t miss the opportunity to make this adorable Yoakum home your own. Schedule your private tour today! Outside, you'll fall in love with the huge yard—ideal for gardening, play, entertaining, or simply soaking up the sunshine. There's plenty of space to dream, expand, or relax under the Texas sky. Located in a peaceful neighborhood just minutes from local shops, schools, and parks, this home is perfect for first-time buyers, downsizers, or anyone looking for a slice of small-town life. ?? Don’t miss your chance to own this adorable home in lovely Yoakum, TX. Schedule your showing today!

23. 2022-10-31
    historical
24. 2022-10-31
    historical
25. 2022-08-13
    price $145,000
26. 2022-08-12
    price
27. 2022-08-12
    price $145,000
28. 2022-06-29
    listed $160,000 Active
29. 2022-06-27
    listed Active
30. 2022-06-27
    listed $160,000 Active
31. 2018-11-10
    historical
32. 2018-08-10
    listed $58,000 Active
33. 2014-06-02
    soldstatus
34. 2007-10-10
    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: $2,187 · $182/mo
• Projected year-2 tax: $2,187 · $182/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 · 21 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: $15,190
• − Mortgage interest: −$6,442
• − Property taxes: −$2,187
• − Insurance: −$575
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$3,345
• Taxable income: $211
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $1,951/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

+106.9% since first listed

18 events — show timeline

• 2026-02-18 Listed $120,000 HARMLS
• 2026-01-26 Price Changed $120,000 CTXMLS
• 2025-08-21 Price Changed $125,000 CTXMLS
• 2025-07-01 Price Changed $135,000 CTXMLS
• 2025-05-23 Price Changed $140,000 CTXMLS
• 2025-04-07 Listed $150,000 CTXMLS
• 2022-10-31 Listing Removed — HARMLS
• 2022-10-31 Listing Removed — CTXMLS
• 2022-08-13 Price Changed $145,000 HARMLS
• 2022-08-12 Price Changed — Unlock MLS
• 2022-08-12 Price Changed $145,000 CTXMLS
• 2022-06-29 Listed $160,000 HARMLS
• 2022-06-27 Listed $160,000 CTXMLS
• 2022-06-27 Listed — Unlock MLS
• 2018-11-10 Listing Removed — CTXMLS
• 2018-08-10 Listed $58,000 CTXMLS
• 2014-06-02 Sold (Public Records) — Public Records
• 2007-10-10 Sold (Public Records) — Public Records

Property tax history

+8.8%/yr

Latest (2025): $2,187 · +4.1% YoY. Source: county tax records.