384 Sandy Ln · Ivanhoe, TX 75979

$62,899

2 bd · 1.0 ba · 660 sqft · SingleFamily public records · 495 Days on market

Built 2012 Poor condition 8,115 sqft lot $95/sqft · 50% below area ↓ 7% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

NEAR LAKE TRISTAN! This charming 2-bedroom, 1-bathroom home is nestled in a serene Woodville community! The lot is approximately 8,115 sq ft and is not far from Lake Tristan. This property is being sold AS IS but has a lot of potential. You can enjoy the tranquility of nature while still enjoying easy access to main roads and highways. Don't miss this chance to make this tranquil retreat your own. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Woodville community
• Lake tristan
• 8,115 sq ft lot

Tags

• LAKE TRISTAN
• WOODVILLE COMMUNITY
• EASY ACCESS TO MAIN ROADS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $63k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $63k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 2.5% in Ivanhoe — 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 62/100 on livability (#924 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Woodville El (309 students, 81% FRL); Woodville Middle (math 28% / reading 33%, grade F, #1,036 of 1,662 statewide, top 63%, 279 students, 75% FRL); Woodville H S (math 47% / reading 47%, grade D-, #591 of 1,632 statewide, top 38%, 367 students, 62% FRL) — zoned schools average 72% FRL vs 57% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 260 active listings in the ZIP; 5 units permitted in Tyler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($435 loan paydown + $6k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 495 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $55,351 (12.0% below list)

Questions for the listing agent

1. It's been on market 495 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.57% ✓
• Cap rate: 13.44%
• Cash-on-cash: 25.52%
• DSCR: 2.14
• GRM: 5.3

CMA / ARV

• ARV (median comp): $126,318
• List price: $62,899
• Delta: -50.21%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Durwood Dr	1.38mi	2/1.0	816 (+24%)	18mo	$128,500	$157	25

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: 43.5%
• Equity multiple: 4.30×
• Total profit: $58,109
• Equity at exit: $56,664

10-year hold

• IRR: 37.6%
• Equity multiple: 9.65×
• Total profit: $152,356
• Equity at exit: $122,199

Cash invested: $17,612 (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: 260
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$50 /mo · $599/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $375

Break-even live

Break-even rent $514

Max offer price $62,899

Occupancy floor 57%

Sensitivity live

Price	-10% $410	-5% $392	+0% $375	+5% $357	+10% $339
Rent	-10% $296	-5% $336	+0% $375	+5% $414	+10% $453
Rate	-1.0pp $406	-0.5pp $391	base $375	+0.5pp $358	+1.0pp $342

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: $15,725
• Closing costs: $1,887
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $62,899 Active 495 DOM
2. 2026-08-07
   days on market $62,899 Active 494 DOM
3. 2026-08-06
   days on market $62,899 Active 493 DOM
4. 2026-08-05
   days on market $62,899 Active 492 DOM
5. 2026-08-04
   days on market $62,899 Active 491 DOM
6. 2026-08-03
   days on market $62,899 Active 490 DOM
7. 2026-07-31
   days on market $62,899 Active 487 DOM
8. 2026-07-29
   days on market $62,899 Active 485 DOM
9. 2026-07-27
   days on market $62,899 Active 483 DOM
10. 2026-07-25
    days on market $62,899 Active 481 DOM
11. 2026-07-24
    days on market $62,899 Active 480 DOM
12. 2026-07-23
    days on market $62,899 Active 479 DOM
13. 2026-07-22
    days on market $62,899 Active 478 DOM
14. 2026-07-21
    days on market $62,899 Active 477 DOM
15. 2026-07-18
    days on market $62,899 Active 474 DOM
16. 2026-07-16
    days on market $62,899 Active 472 DOM
17. 2026-07-16
    days on market $62,899 Active 471 DOM
18. 2026-07-14
    days on market $62,899 Active 470 DOM
19. 2026-07-14
    days on market $62,899 Active 469 DOM
20. 2026-07-12
    days on market $62,899 Active 468 DOM
21. 2026-07-11
    days on market $62,899 Active 467 DOM
22. 2026-07-10
    days on market $62,899 Active 466 DOM
23. 2026-07-09
    days on market $62,899 Active 465 DOM
24. 2026-07-07
    days on market $62,899 Active 463 DOM
25. 2026-07-06
    days on market $62,899 Active 462 DOM
26. 2026-07-05
    days on market $62,899 Active 461 DOM
27. 2026-07-04
    days on market $62,899 Active 460 DOM
28. 2026-07-03
    days on market $62,899 Active 459 DOM
29. 2026-07-02
    days on market $62,899 Active 458 DOM
30. 2026-07-01
    days on market $62,899 Active 457 DOM
31. 2026-06-30
    days on market $62,899 Active 456 DOM
32. 2026-06-29
    days on market $62,899 Active 455 DOM
33. 2026-06-28
    days on market $62,899 Active 454 DOM
34. 2026-06-28
    days on market $62,899 Active 453 DOM
35. 2026-06-27
    days on market $62,899 Active 452 DOM
36. 2026-06-25
    days on market $62,899 Active 450 DOM
37. 2026-06-23
    days on market $62,899 Active 448 DOM
38. 2026-06-22
    days on market $62,899 Active 447 DOM
39. 2026-06-18
    days on market $62,899 Active 444 DOM
40. 2026-06-17
    days on market $62,899 Active 443 DOM
41. 2026-06-16
    days on market $62,899 Active 442 DOM
42. 2026-06-15
    days on market $62,899 Active 441 DOM
43. 2026-06-14
    days on market $62,899 Active 439 DOM
44. 2026-06-10
    days on market $62,899 Active 436 DOM
45. 2026-06-09
    days on market $62,899 Active 435 DOM
46. 2026-06-08
    days on market $62,899 Active 434 DOM
47. 2026-06-07
    days on market $62,899 Active 433 DOM
48. 2026-06-03
    days on market $62,899 Active 429 DOM
49. 2026-06-02
    days on market $62,899 Active 428 DOM
50. 2026-06-01
    days on market $62,899 Active 427 DOM

ⓘ 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: $599 · $50/mo
• Projected year-2 tax: $1,151 · $96/mo
• Expected delta: +$552/yr (+$46/mo · 92.0%)

ⓘ 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 ≥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: $11,857
• − Mortgage interest: −$3,523
• − Property taxes: −$599
• − Insurance: −$314
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$1,830
• Taxable income: $3,692
• Est. tax owed @ 24.0%: −$886
• After-tax cash flow: $3,608/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.

Condition & rehab AI · 9 photos

Poor 20/100 Extensive rehab Est. rehab $33,000–$59,400 screening

This property requires extensive repairs and improvements to become habitable and marketable. Immediate focus should be on removing boarded windows, overgrown vegetation, and graffiti to improve safety and curb appeal.

Repairs flagged

• Major Boarded windows — Structural damage and security risk
• Major Overgrown vegetation — Safety hazard and poor curb appeal
• Major Graffiti removal — Aesthetic and potential legal issues

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and marketability ↑
• Both Board removal and window repairs — Restores structural integrity and enhances safety ↑
• Both Interior cleaning and graffiti removal — Improves property's condition and aesthetic ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Woodville Int F TX #2,174/4,322 Nat'l #24,455/41,679 Middle Woodville Middle F TX #1,036/1,662 Nat'l #8,750/14,009 High Woodville H S D- TX #591/1,632 Nat'l #6,330/17,239

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

C Composite livability gradescore 62/100

Livability — Ivanhoe

• Score: 62/100
• State rank: #924
• US rank: #16451

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ivanhoe, TX
• County: Tyler County · 20,375 people
• Metro: nan
• Population (ZIP): 11,273
• Household income: $51,594
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 10% of renters

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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%

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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%

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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

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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

-7.4% since first listed

4 events — show timeline

• 2025-05-28 Price Changed $62,899 HARMLS
• 2025-03-31 Listed $67,899 HARMLS
• 2023-06-05 Sold (Public Records) — Public Records
• 2008-06-12 Sold (Public Records) — Public Records

Property tax history

-1.6%/yr

Latest (2025): $599 · -0.8% YoY. Source: county tax records.