7271 County Road 118 · Iola, TX 77861

$250,000

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 19 Days on market

Built 2014 2.00 ac lot

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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 +15.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Schools +4.4/10.0
• 1% rule +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome Home! Enjoy The Country View From The Front Porch of This 2 Bedroom, 1 Bath Home Nicely Situated on 2 Acres! Your Own Little Slice of Iola Texas! Plenty of Room for Your Animals to Run! No Restrictions! Paved Road! This Beautiful Floor Plan Features an Open Concept Living and Dining Area! Top of the Line Stained Concrete Flooring Throughout, Custom Butcher Block Countertops and Spacious Bedrooms! Don't Forget About the Oversized Front and Back Porches for Sipping Coffee in the Morning and for Cozy Winter Nights!! Large Windows in the Family Room Boasts Natural Light Throughout! This Home is in Immaculate Condition! It's Move In Ready and Waiting For You to Make it Your Own! Plenty of Storage to Include a Storage Shed and Multiple Outbuildings for Livestock! Iola School District! Don't Miss Your Opportunity to Live in the Country and In an Outstanding Community! Schedule Your Showing Today!

Key facts

• Small chicken coop
• Open concept kitchen
• 2 acres

Tags

• 2 ACRES
• HARD SURFACE COUNTY ROAD
• FRONT AND BACK PORCHES
• 2 CAR DETACHED CARPORT
• SMALL CHICKEN COOP
• OPEN CONCEPT KITCHEN

Property features AI

Exterior

• Parking: Detached carport; Detached 2-car garage (2 covered spaces)
• Security: Smoke detector(s)
• Utilities: Sewer available; Water available; Electric service
• Home design: Single-family residence; One story
• Construction: Metal siding; Metal roof; Slab foundation; Built as residential single-family
• Exterior features: Covered patio; Deck; Partial fencing; 2-acre lot

Interior

• Kitchen: Electric range; Microwave
• Flooring: Concrete
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Ceiling fans; Low emissivity windows; Window treatments; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (12.0% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#1,107 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools C-, crime F, amenities F.
• Iola ISD (rural): math 50% / reading 50% proficiency, ranked #163 of 826 in TX (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 134 active listings in the ZIP; 110 units permitted in Grimes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Grimes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 5 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $219,953 (12.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.93%
• DSCR: 1.09
• GRM: 9.5

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: 25.7%
• Equity multiple: 3.05×
• Total profit: $143,314
• Equity at exit: $225,220

10-year hold

• IRR: 22.6%
• Equity multiple: 6.95×
• Total profit: $416,324
• Equity at exit: $485,695

Cash invested: $70,000 (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 77861

• Home prices YoY: 23.3%
• Active inventory: 134
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$210 /mo · $2,515/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $113

Break-even live

Break-even rent $2,057

Max offer price $250,000

Occupancy floor 90%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-07
   statusdays on market $250,000 Pending 19 DOM
2. 2026-06-03
   days on market $250,000 Active 16 DOM
3. 2026-06-02
   days on market $250,000 Active 15 DOM
4. 2026-06-01
   days on market $250,000 Active 14 DOM
5. 2026-05-31
   days on market $250,000 Active 13 DOM
6. 2026-05-30
   days on market $250,000 Active 12 DOM
7. 2026-05-18
   listed $250,000 Active
8. 2024-03-08
   price $165,000 910-char remark

   Show marketing remark (910 chars)

   Welcome Home! Enjoy The Country View From The Front Porch of This 2 Bedroom, 1 Bath Home Nicely Situated on 2 Acres! Your Own Little Slice of Iola Texas! Plenty of Room for Your Animals to Run! No Restrictions! Paved Road! This Beautiful Floor Plan Features an Open Concept Living and Dining Area! Top of the Line Stained Concrete Flooring Throughout, Custom Butcher Block Countertops and Spacious Bedrooms! Don't Forget About the Oversized Front and Back Porches for Sipping Coffee in the Morning and for Cozy Winter Nights!! Large Windows in the Family Room Boasts Natural Light Throughout! This Home is in Immaculate Condition! It's Move In Ready and Waiting For You to Make it Your Own! Plenty of Storage to Include a Storage Shed and Multiple Outbuildings for Livestock! Iola School District! Don't Miss Your Opportunity to Live in the Country and In an Outstanding Community! Schedule Your Showing Today!

9. 2024-03-04
   soldstatus
10. 2024-03-01
    soldstatus Sold 1062-char remark

    Show marketing remark (910 chars)

    Welcome Home! Enjoy The Country View From The Front Porch of This 2 Bedroom, 1 Bath Home Nicely Situated on 2 Acres! Your Own Little Slice of Iola Texas! Plenty of Room for Your Animals to Run! No Restrictions! Paved Road! This Beautiful Floor Plan Features an Open Concept Living and Dining Area! Top of the Line Stained Concrete Flooring Throughout, Custom Butcher Block Countertops and Spacious Bedrooms! Don't Forget About the Oversized Front and Back Porches for Sipping Coffee in the Morning and for Cozy Winter Nights!! Large Windows in the Family Room Boasts Natural Light Throughout! This Home is in Immaculate Condition! It's Move In Ready and Waiting For You to Make it Your Own! Plenty of Storage to Include a Storage Shed and Multiple Outbuildings for Livestock! Iola School District! Don't Miss Your Opportunity to Live in the Country and In an Outstanding Community! Schedule Your Showing Today!

11. 2024-03-01
    soldstatus Closed 910-char remark

    Show marketing remark (910 chars)

    Welcome Home! Enjoy The Country View From The Front Porch of This 2 Bedroom, 1 Bath Home Nicely Situated on 2 Acres! Your Own Little Slice of Iola Texas! Plenty of Room for Your Animals to Run! No Restrictions! Paved Road! This Beautiful Floor Plan Features an Open Concept Living and Dining Area! Top of the Line Stained Concrete Flooring Throughout, Custom Butcher Block Countertops and Spacious Bedrooms! Don't Forget About the Oversized Front and Back Porches for Sipping Coffee in the Morning and for Cozy Winter Nights!! Large Windows in the Family Room Boasts Natural Light Throughout! This Home is in Immaculate Condition! It's Move In Ready and Waiting For You to Make it Your Own! Plenty of Storage to Include a Storage Shed and Multiple Outbuildings for Livestock! Iola School District! Don't Miss Your Opportunity to Live in the Country and In an Outstanding Community! Schedule Your Showing Today!

12. 2024-02-05
    status Pending 1062-char remark

    Show marketing remark (1062 chars)

    Welcome Home! Enjoy The Country View From The Front Porch of This 2 Bedroom, 1 Bath Home Nicely Situated on 12 Acres! Your Own Little Slice of Iola Texas! Plenty of Room for Your Animals to Run! No Restrictions! Paved Road! This Beautiful Floor Plan Features an Open Concept Living and Dining Area! Top of the Line Stained Concrete Flooring Throughout, Custom Butcher Block Countertops and Spacious Bedrooms! Don't Forget About the Oversized Front and Back Porches for Sipping Coffee in the Morning and for Cozy Winter Nights!! Large Windows in the Family Room Boasts Natural Light Throughout! This Home is in Immaculate Condition! It's Move In Ready and Waiting For You to Make it Your Own! Plenty of Storage to Include a Storage Shed and Multiple Outbuildings for Livestock! Iola School District! Don't Miss Your Opportunity to Live in the Country and In an Outstanding Community! Schedule Your Showing Today! ***Is 12 Acres Too Much Land for You? Looking to Downsize? This Home and the 2 Surrounding Acres can be Purchased for the Asking Price of $239,000!***

13. 2024-02-03
    status Pending 910-char remark

    Show marketing remark (910 chars)

    Welcome Home! Enjoy The Country View From The Front Porch of This 2 Bedroom, 1 Bath Home Nicely Situated on 2 Acres! Your Own Little Slice of Iola Texas! Plenty of Room for Your Animals to Run! No Restrictions! Paved Road! This Beautiful Floor Plan Features an Open Concept Living and Dining Area! Top of the Line Stained Concrete Flooring Throughout, Custom Butcher Block Countertops and Spacious Bedrooms! Don't Forget About the Oversized Front and Back Porches for Sipping Coffee in the Morning and for Cozy Winter Nights!! Large Windows in the Family Room Boasts Natural Light Throughout! This Home is in Immaculate Condition! It's Move In Ready and Waiting For You to Make it Your Own! Plenty of Storage to Include a Storage Shed and Multiple Outbuildings for Livestock! Iola School District! Don't Miss Your Opportunity to Live in the Country and In an Outstanding Community! Schedule Your Showing Today!

14. 2023-11-28
    listed $395,000 Active 910-char remark

    Show marketing remark (1062 chars)

    Welcome Home! Enjoy The Country View From The Front Porch of This 2 Bedroom, 1 Bath Home Nicely Situated on 12 Acres! Your Own Little Slice of Iola Texas! Plenty of Room for Your Animals to Run! No Restrictions! Paved Road! This Beautiful Floor Plan Features an Open Concept Living and Dining Area! Top of the Line Stained Concrete Flooring Throughout, Custom Butcher Block Countertops and Spacious Bedrooms! Don't Forget About the Oversized Front and Back Porches for Sipping Coffee in the Morning and for Cozy Winter Nights!! Large Windows in the Family Room Boasts Natural Light Throughout! This Home is in Immaculate Condition! It's Move In Ready and Waiting For You to Make it Your Own! Plenty of Storage to Include a Storage Shed and Multiple Outbuildings for Livestock! Iola School District! Don't Miss Your Opportunity to Live in the Country and In an Outstanding Community! Schedule Your Showing Today! ***Is 12 Acres Too Much Land for You? Looking to Downsize? This Home and the 2 Surrounding Acres can be Purchased for the Asking Price of $239,000!***

15. 2023-11-28
    listed $395,000 New 1062-char remark

    Show marketing remark (1062 chars)

    Welcome Home! Enjoy The Country View From The Front Porch of This 2 Bedroom, 1 Bath Home Nicely Situated on 12 Acres! Your Own Little Slice of Iola Texas! Plenty of Room for Your Animals to Run! No Restrictions! Paved Road! This Beautiful Floor Plan Features an Open Concept Living and Dining Area! Top of the Line Stained Concrete Flooring Throughout, Custom Butcher Block Countertops and Spacious Bedrooms! Don't Forget About the Oversized Front and Back Porches for Sipping Coffee in the Morning and for Cozy Winter Nights!! Large Windows in the Family Room Boasts Natural Light Throughout! This Home is in Immaculate Condition! It's Move In Ready and Waiting For You to Make it Your Own! Plenty of Storage to Include a Storage Shed and Multiple Outbuildings for Livestock! Iola School District! Don't Miss Your Opportunity to Live in the Country and In an Outstanding Community! Schedule Your Showing Today! ***Is 12 Acres Too Much Land for You? Looking to Downsize? This Home and the 2 Surrounding Acres can be Purchased for the Asking Price of $239,000!***

16. 2020-11-18
    listed $249,900
17. 2020-07-01
    soldstatus
18. 2018-06-26
    listed $145,000

ⓘ 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: $2,515 · $210/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$2,060/yr (+$172/mo · 81.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $26,394
• − Mortgage interest: −$14,004
• − Property taxes: −$2,515
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$7,273
• Taxable loss: −$2,870
• Est. tax savings @ 24.0%: +$689
• After-tax cash flow: $2,043/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: Iola ISD
• NCES district ID: 4824240
• Math proficiency: 50% ▼ -6.00%
• Reading proficiency: 50% ▼ -3.00%
• Median HH income: $58,213
• Composite: 43.58/100
• National rank: #2979
• State rank: #163 of 826 in TX

Livability — Iola

• Score: 59/100
• State rank: #1107
• US rank: #19600

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,785

Population outlook (Grimes County) Hauer SSP2

• Today (2025): 28,910 people
• By 2030: 29,539 · +2.2%
• By 2040: 30,648 · +6.0%
• By 2050: 31,698 · +9.6%
• By 2075: 34,351 · +18.8%
• By 2100: 33,565 · +16.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 18% Two or more races 14%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 6% Lithuanian 5% Romanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Grimes

• 2024 margin: Solid R (+60.3) · D 19.5% · R 79.7%
• 2008→2024 swing: -25.9pp toward R · 2008: -34.3pp · 2024: -60.3pp
• All cycles: 2024: R+60.3 2020: R+53.2 2016: R+51.1 2012: R+44.2 2008: R+34.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 50.14%
• Current HPI: 264.958
• 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

+72.4% since first listed

12 events — show timeline

• 2026-05-18 Listed $250,000 BCSRMLS
• 2024-03-08 Price Changed $165,000 BCSRMLS
• 2024-03-04 Sold (Public Records) — Public Records
• 2024-03-01 Sold (MLS) — LERA
• 2024-03-01 Sold (MLS) — BCSRMLS
• 2024-02-05 Pending — LERA
• 2024-02-03 Pending — BCSRMLS
• 2023-11-28 Listed $395,000 BCSRMLS
• 2023-11-28 Listed $395,000 LERA
• 2020-11-18 Listed $249,900 BCSRMLS
• 2020-07-01 Sold (Public Records) — Public Records
• 2018-06-26 Listed $145,000 BCSRMLS

Property tax history

+25.7%/yr

Latest (2025): $2,515 · +4.6% YoY. Source: county tax records.