114 Elm Branch St · Zavalla, TX 75949

$79,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 81 Days on market

Built 1966 0.26 ac 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Slip away to the lake and into a place where life slows down—in the best way. This charming 2-bedroom cabin sits on a spacious corner lot in a sought-after lakeside subdivision near Sam Rayburn, just minutes from Hanks Creek Park for quick access to boating, fishing, and wide-open water days. Whether you're looking for a weekend escape or a smart short-term rental opportunity, this one checks the boxes. The cabin is simple, comfortable, and easy to maintain with a durable metal roof, giving you more time to enjoy and less time to worry. Step outside to a fenced yard perfect for guests or pets, plus a deck made for morning coffee and evenings under the East Texas sky. Outbuildings offer plenty of space for lake toys and gear. A new septic system installed in 2023 adds peace of mind. Easy, fun, and ready to enjoy—just bring the boat.

Key facts

• Fenced yard
• Outbuildings
• New septic system

Tags

• LAKE ACCESS
• FENCED YARD
• DECK
• OUTBUILDINGS
• NEW SEPTIC SYSTEM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 2.2% in Zavalla — 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 55/100 on livability (#1,345 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Huntington ISD (rural): math 46% / reading 42% proficiency, ranked #303 of 826 in TX (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Huntington El (math 42% / reading 42%, grade F, #1,335 of 4,322 statewide, top 33%, 482 students, 67% FRL); Huntington Middle (math 51% / reading 38%, grade D, #491 of 1,662 statewide, top 31%, 371 students, 54% FRL); Huntington H S (math 52% / reading 52%, grade D+, #447 of 1,632 statewide, top 29%, 499 students, 52% FRL).
• Market conditions: 114 active listings in the ZIP; 120 units permitted in Angelina County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($546 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $79k implies a 256% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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: 1.42% ✓
• Cap rate: 11.52%
• Cash-on-cash: 18.67%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 38.2%
• Equity multiple: 3.94×
• Total profit: $64,963
• Equity at exit: $71,169

10-year hold

• IRR: 32.9%
• Equity multiple: 8.87×
• Total profit: $174,093
• Equity at exit: $153,480

Cash invested: $22,120 (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 75949

• Home prices YoY: 19.1%
• Active inventory: 114
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,121 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$94 /mo · $1,131/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $344

Break-even live

Break-even rent $685

Max offer price $79,000

Occupancy floor 64%

Sensitivity live

Price	-10% $389	-5% $367	+0% $344	+5% $322	+10% $299
Rent	-10% $256	-5% $300	+0% $344	+5% $388	+10% $433
Rate	-1.0pp $384	-0.5pp $364	base $344	+0.5pp $324	+1.0pp $303

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-22
   status $79,000 Pending 81 DOM
2. 2026-06-21
   days on market $79,000 Active 81 DOM
3. 2026-06-19
   days on market $79,000 Active 79 DOM
4. 2026-06-18
   days on market $79,000 Active 78 DOM
5. 2026-06-17
   days on market $79,000 Active 77 DOM
6. 2026-06-16
   days on market $79,000 Active 76 DOM
7. 2026-06-15
   days on market $79,000 Active 75 DOM
8. 2026-06-14
   days on market $79,000 Active 73 DOM
9. 2026-06-13
   days on market $79,000 Active 72 DOM
10. 2026-06-10
    days on market $79,000 Active 70 DOM
11. 2026-06-09
    days on market $79,000 Active 69 DOM
12. 2026-06-08
    days on market $79,000 Active 68 DOM
13. 2026-06-07
    days on market $79,000 Active 67 DOM
14. 2026-06-03
    days on market $79,000 Active 63 DOM
15. 2026-06-02
    days on market $79,000 Active 62 DOM
16. 2026-06-01
    days on market $79,000 Active 61 DOM
17. 2026-05-31
    days on market $79,000 Active 60 DOM
18. 2026-05-30
    days on market $79,000 Active 59 DOM
19. 2026-04-30
    price $79,000 855-char remark

    Show marketing remark (863 chars)

    : Slip away to the lake and into a place where life slows down—in the best way. This charming 2-bedroom cabin sits on a spacious corner lot in a sought-after lakeside subdivision near Sam Rayburn, just minutes from Hanks Creek Park for quick access to boating, fishing, and wide-open water days. Whether you’re looking for a weekend escape or a smart short-term rental opportunity, this one checks the boxes. The cabin is simple, comfortable, and easy to maintain with a durable metal roof, giving you more time to enjoy and less time to worry. Step outside to a fenced yard perfect for guests or pets, plus a deck made for morning coffee and evenings under the East Texas sky. Outbuildings offer plenty of space for lake toys and gear. A new septic system installed in 2023 adds peace of mind. Easy, fun, and ready to enjoy—just bring the boat.

20. 2026-04-30
    price $79,000 863-char remark

    Show marketing remark (863 chars)

    : Slip away to the lake and into a place where life slows down—in the best way. This charming 2-bedroom cabin sits on a spacious corner lot in a sought-after lakeside subdivision near Sam Rayburn, just minutes from Hanks Creek Park for quick access to boating, fishing, and wide-open water days. Whether you’re looking for a weekend escape or a smart short-term rental opportunity, this one checks the boxes. The cabin is simple, comfortable, and easy to maintain with a durable metal roof, giving you more time to enjoy and less time to worry. Step outside to a fenced yard perfect for guests or pets, plus a deck made for morning coffee and evenings under the East Texas sky. Outbuildings offer plenty of space for lake toys and gear. A new septic system installed in 2023 adds peace of mind. Easy, fun, and ready to enjoy—just bring the boat.

21. 2026-04-01
    listed $89,000 Active 863-char remark

    Show marketing remark (863 chars)

    : Slip away to the lake and into a place where life slows down—in the best way. This charming 2-bedroom cabin sits on a spacious corner lot in a sought-after lakeside subdivision near Sam Rayburn, just minutes from Hanks Creek Park for quick access to boating, fishing, and wide-open water days. Whether you’re looking for a weekend escape or a smart short-term rental opportunity, this one checks the boxes. The cabin is simple, comfortable, and easy to maintain with a durable metal roof, giving you more time to enjoy and less time to worry. Step outside to a fenced yard perfect for guests or pets, plus a deck made for morning coffee and evenings under the East Texas sky. Outbuildings offer plenty of space for lake toys and gear. A new septic system installed in 2023 adds peace of mind. Easy, fun, and ready to enjoy—just bring the boat.

22. 2026-03-30
    price $89,000 855-char remark

    Show marketing remark (855 chars)

    Slip away to the lake and into a place where life slows down—in the best way. This charming 2-bedroom cabin sits on a spacious corner lot in a sought-after lakeside subdivision near Sam Rayburn, just minutes from Hanks Creek Park for quick access to boating, fishing, and wide-open water days. Whether you're looking for a weekend escape or a smart short-term rental opportunity, this one checks the boxes. The cabin is simple, comfortable, and easy to maintain with a durable metal roof, giving you more time to enjoy and less time to worry. Step outside to a fenced yard perfect for guests or pets, plus a deck made for morning coffee and evenings under the East Texas sky. Outbuildings offer plenty of space for lake toys and gear. A new septic system installed in 2023 adds peace of mind. Easy, fun, and ready to enjoy—just bring the boat.

23. 2025-10-11
    listed $99,900 Active 855-char remark

    Show marketing remark (855 chars)

    Slip away to the lake and into a place where life slows down—in the best way. This charming 2-bedroom cabin sits on a spacious corner lot in a sought-after lakeside subdivision near Sam Rayburn, just minutes from Hanks Creek Park for quick access to boating, fishing, and wide-open water days. Whether you're looking for a weekend escape or a smart short-term rental opportunity, this one checks the boxes. The cabin is simple, comfortable, and easy to maintain with a durable metal roof, giving you more time to enjoy and less time to worry. Step outside to a fenced yard perfect for guests or pets, plus a deck made for morning coffee and evenings under the East Texas sky. Outbuildings offer plenty of space for lake toys and gear. A new septic system installed in 2023 adds peace of mind. Easy, fun, and ready to enjoy—just bring the boat.

24. 2022-10-04
    soldstatus
25. 2022-02-25
    soldstatus
26. 2020-09-04
    soldstatus $22,200
27. 2020-03-27
    soldstatus
28. 2003-07-09
    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: $1,131 · $94/mo
• Projected year-2 tax: $1,446 · $120/mo
• Expected delta: +$315/yr (+$26/mo · 27.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,453
• − Mortgage interest: −$4,425
• − Property taxes: −$1,131
• − Insurance: −$395
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$2,298
• Taxable income: $3,051
• Est. tax owed @ 24.0%: −$732
• After-tax cash flow: $3,398/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: Huntington ISD
• NCES district ID: 4824000
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 42% ▼ -1.00%
• Median HH income: $39,651
• Composite: 36.85/100
• National rank: #4554
• State rank: #303 of 826 in TX

Livability — Zavalla

• Score: 55/100
• State rank: #1345
• US rank: #23201

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,041

Population outlook (Angelina County) Hauer SSP2

• Today (2025): 90,174 people
• By 2030: 90,697 · +0.6%
• By 2040: 91,291 · +1.2%
• By 2050: 91,168 · +1.1%
• By 2075: 88,961 · -1.3%
• By 2100: 80,590 · -10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Lithuanian 3% Italian 2% Iranian 2%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Angelina

• 2024 margin: Solid R (+52.0) · D 23.7% · R 75.7%
• 2008→2024 swing: -17.0pp toward R · 2008: -35.0pp · 2024: -52.0pp
• All cycles: 2024: R+52.0 2020: R+46.1 2016: R+47.3 2012: R+43.9 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 48.97%
• Current HPI: 304.757
• 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

+255.9% since first listed

10 events — show timeline

• 2026-04-30 Price Changed $79,000 Deep East Texas MLS
• 2026-04-30 Price Changed $79,000 HARMLS
• 2026-04-01 Listed $89,000 HARMLS
• 2026-03-30 Price Changed $89,000 Deep East Texas MLS
• 2025-10-11 Listed $99,900 Deep East Texas MLS
• 2022-10-04 Sold (Public Records) — Public Records
• 2022-02-25 Sold (Public Records) — Public Records
• 2020-09-04 Sold (Public Records) $22,200 Public Records
• 2020-03-27 Sold (Public Records) — Public Records
• 2003-07-09 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,131 · +6.3% YoY. Source: county tax records.