505 N Yosemite · Iowa Park, TX 76367

$177,500

2 bd · 2.0 ba · 1,910 sqft · SingleFamily public records · 292 Days on market

Built 1989 6,970 sqft lot Est $178k · at est.

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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 +12.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• 1% rule +4.3/10.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great home with circle drive in front. living room has fireplace. Family room has wood burning stove. Corian countertops in the kitchen, tile backsplash. Master suite has walk in closet & dressing area. Fenced backyard has patio and storage building. New flooring, fresh paint. .. home is much larger than it looks! New A/C unit just installed!

Key facts

• Nook for desk
• Walk-in closet
• Updated kitchen

Tags

• UPDATED KITCHEN
• OUTDOOR SPACE
• WALK-IN CLOSET
• DRESSING AREA
• NOOK FOR DESK
• ISOLATED BEDROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $-20 ($-244/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (7.3% below list).
• Recommended offer: $156k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#272 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Iowa Park CISD (town): math 57% / reading 49% proficiency, ranked #129 of 826 in TX (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bradford El (math 58% / reading 51%, grade C, #621 of 4,322 statewide, top 15%, 447 students, 46% FRL).
• Market conditions: 63 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 231 units permitted in Wichita County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Wichita County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 292 days — a 12% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,200 (12.0% 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 292 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.93% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $177,630
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 N Yosemite	0.00mi	3/3.0 (+1)	1,910 (0%)	1mo	$177,500	$93	90

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: 23.9%
• Equity multiple: 2.92×
• Total profit: $95,461
• Equity at exit: $159,906

10-year hold

• IRR: 21.3%
• Equity multiple: 6.68×
• Total profit: $282,296
• Equity at exit: $344,843

Cash invested: $49,700 (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 76367

• Home prices YoY: 6.7%
• Active inventory: 63
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,645 medium
• Mortgage (P&I): −$931
• Tax from tax record: −$315 /mo · $3,781/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $-20

Break-even live

Break-even rent $1,671

Max offer price $173,915

Occupancy floor 96%

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: $44,375
• Closing costs: $5,325
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Van Horn St Iowa Park, TX	3.0	2.0	1677	$1,645	$0.98	43d	1	0.87mi

Listing history 19 events

1. 2026-04-07
   status Pending
2. 2026-03-28
   historical Active Option Contract
3. 2026-03-02
   status Active
4. 2026-02-23
   historical Active Option Contract
5. 2026-01-09
   price $177,900
6. 2026-01-07
   price $177,500
7. 2025-10-12
   price $185,000
8. 2025-10-12
   status Active
9. 2025-10-11
   price $185,000
10. 2025-08-18
    status Pending
11. 2025-08-08
    historical Active Option Contract
12. 2025-08-04
    price $189,900
13. 2025-05-17
    price $199,900
14. 2025-05-17
    price $199,900
15. 2025-04-26
    listed $208,000 Active
16. 2025-04-09
    price $208,500
17. 2015-04-21
    soldstatus 350-char remark

    Show marketing remark (350 chars)

    Great home with circle drive in front. living room has fireplace. Family room has wood burning stove. Corian countertops in the kitchen, tile backsplash. Master suite has walk in closet & dressing area. Fenced backyard has patio and storage building. New flooring, fresh paint. .. home is much larger than it looks! New A/C unit just installed!

18. 2015-04-20
    soldstatus
19. 2013-10-23
    listed $90,000 350-char remark

    Show marketing remark (350 chars)

    Great home with circle drive in front. living room has fireplace. Family room has wood burning stove. Corian countertops in the kitchen, tile backsplash. Master suite has walk in closet & dressing area. Fenced backyard has patio and storage building. New flooring, fresh paint. .. home is much larger than it looks! New A/C unit just installed!

ⓘ 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: $3,781 · $315/mo
• Projected year-2 tax: $3,781 · $315/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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $19,740
• − Mortgage interest: −$9,943
• − Property taxes: −$3,781
• − Insurance: −$888
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$5,164
• Taxable loss: −$3,193
• Est. tax savings @ 24.0%: +$766
• After-tax cash flow: $523/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: Iowa Park CISD
• NCES district ID: 4824260
• Math proficiency: 57% ▼ -1.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $52,689
• Composite: 45.57/100
• National rank: #2597
• State rank: #129 of 826 in TX

Livability — Iowa Park

• Score: 72/100
• State rank: #272
• US rank: #6350

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Iowa Park, TX
• City population: 14,013
• Population (ZIP): 14,013

Population outlook (Wichita County) Hauer SSP2

• Today (2025): 129,638 people
• By 2030: 128,366 · -1.0%
• By 2040: 124,466 · -4.0%
• By 2050: 120,499 · -7.0%
• By 2075: 113,884 · -12.2%
• By 2100: 101,818 · -21.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 16% Black 10% Two or more races 8% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 1% Portuguese 1% Slovak 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Wichita

• 2024 margin: Solid R (+44.0) · D 27.5% · R 71.5%
• 2008→2024 swing: -5.2pp toward R · 2008: -38.9pp · 2024: -44.0pp
• All cycles: 2024: R+44.0 2020: R+41.1 2016: R+49.7 2012: R+47.1 2008: R+38.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.29%
• Current HPI: 387.78
• 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

+97.7% since first listed

19 events — show timeline

• 2026-04-07 Pending — NTREIS
• 2026-03-28 Contingent — NTREIS
• 2026-03-02 Relisted — NTREIS
• 2026-02-23 Contingent — NTREIS
• 2026-01-09 Price Changed $177,900 WFAOR
• 2026-01-07 Price Changed $177,500 NTREIS
• 2025-10-12 Price Changed $185,000 NTREIS
• 2025-10-12 Relisted — NTREIS
• 2025-10-11 Price Changed $185,000 WFAOR
• 2025-08-18 Pending — NTREIS
• 2025-08-08 Contingent — NTREIS
• 2025-08-04 Price Changed $189,900 WFAOR
• 2025-05-17 Price Changed $199,900 NTREIS
• 2025-05-17 Price Changed $199,900 WFAOR
• 2025-04-26 Listed $208,000 NTREIS
• 2025-04-09 Price Changed $208,500 WFAOR
• 2015-04-21 Sold (MLS) — WFAOR
• 2015-04-20 Sold (Public Records) — Public Records
• 2013-10-23 Listed $90,000 WFAOR

Property tax history

+4.2%/yr

Latest (2025): $3,781 · +3.9% YoY. Source: county tax records.