224 Beech Dr · Zavalla, TX 75980

$80,000

2 bd · 2.0 ba · 1,527 sqft · SingleFamily · 99 Days on market

Built 1972 Fair condition 0.55 ac lot $52/sqft · 52% below area ↓ 33% 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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

2 Bedroom | 1 Bath | Lake-Area Living Enjoy the best of quiet lake-area living in Walnut Ridge Subdivision. This private, wooded lot offers peace and seclusion while still being close to the water. The rear of the property provides peek-a-boo views of the lake—Nice sized lot for rehabilitating this fishing cabin or building a new structure of your choosing!

Key facts

• Private wooded lot
• Peek-a-boo views
• 0.55 acre lot

Tags

• PRIVATE WOODED LOT
• PEEK-A-BOO VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% 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: schools D-, amenities F, commute F.
• Zavalla ISD (rural): math 45% / reading 30% proficiency, ranked #828 of 1,141 in TX (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 82 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 $10 of equity ($553 loan paydown + $-543 appreciation (-0.7% local appreciation)).
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 95% 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 $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.43% ✓
• Cap rate: 11.52%
• Cash-on-cash: 18.69%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

• ARV (median comp): $165,674
• List price: $80,000
• Delta: -51.71%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-0.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 1.78×
• Total profit: $17,373
• Equity at exit: $20,550

10-year hold

• IRR: 22.0%
• Equity multiple: 3.30×
• Total profit: $51,538
• Equity at exit: $22,653

Cash invested: $22,400 (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 75980

• Home prices YoY: -0.2%
• Active inventory: 82
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $349

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 64%

Sensitivity live

Price	-10% $404	-5% $376	+0% $349	+5% $321	+10% $294
Rent	-10% $259	-5% $304	+0% $349	+5% $394	+10% $439
Rate	-1.0pp $389	-0.5pp $369	base $349	+0.5pp $328	+1.0pp $307

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-02
   status $80,000 Pending 99 DOM
2. 2026-06-01
   days on market $80,000 Active 99 DOM
3. 2026-05-31
   days on market $80,000 Active 98 DOM
4. 2026-05-14
   price $80,000 365-char remark

   Show marketing remark (365 chars)

   2 Bedroom | 1 Bath | Lake-Area Living Enjoy the best of quiet lake-area living in Walnut Ridge Subdivision. This private, wooded lot offers peace and seclusion while still being close to the water. The rear of the property provides peek-a-boo views of the lake—Nice sized lot for rehabilitating this fishing cabin or building a new structure of your choosing!

5. 2026-03-06
   price $99,900 365-char remark

   Show marketing remark (365 chars)

   2 Bedroom | 1 Bath | Lake-Area Living Enjoy the best of quiet lake-area living in Walnut Ridge Subdivision. This private, wooded lot offers peace and seclusion while still being close to the water. The rear of the property provides peek-a-boo views of the lake—Nice sized lot for rehabilitating this fishing cabin or building a new structure of your choosing!

6. 2026-01-09
   listed $119,900 Active 365-char remark

   Show marketing remark (365 chars)

   2 Bedroom | 1 Bath | Lake-Area Living Enjoy the best of quiet lake-area living in Walnut Ridge Subdivision. This private, wooded lot offers peace and seclusion while still being close to the water. The rear of the property provides peek-a-boo views of the lake—Nice sized lot for rehabilitating this fishing cabin or building a new structure of your choosing!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 95% 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: $13,696
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$2,327
• Taxable income: $3,096
• Est. tax owed @ 24.0%: −$743
• After-tax cash flow: $3,442/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 · 6 photos

Fair 45/100 Moderate rehab

This property requires moderate rehabilitation to improve its condition and increase its value. Immediate attention to the roof, exterior, and flooring is necessary.

Repairs flagged

• Major roof — Signs of significant wear and tear
• Major exterior — Overgrown vegetation and debris
• Major flooring — Exposed concrete and debris
• Major HVAC/mechanicals — No visible photos of HVAC/mechanicals

Value-add opportunities

• Both Landscaping and exterior cleaning — Improves curb appeal and overall property value
• Both Roof repair — Essential for structural integrity and safety
• Both Flooring repair — Improves property condition and safety
• Both HVAC/mechanical inspection and repair — Ensures comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of significant wear and tear	Major	$15,000–50,000
exterior · Overgrown vegetation and debris	Major	$15,000–50,000
flooring · Exposed concrete and debris	Major	$15,000–50,000
HVAC/mechanicals · No visible photos of HVAC/mechanicals	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Landscaping and exterior cleaning — Improves curb appeal and overall property value ↑
• Both Roof repair — Essential for structural integrity and safety ↑
• Both Flooring repair — Improves property condition and safety ↑
• Both HVAC/mechanical inspection and repair — Ensures comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Zavalla ISD
• NCES district ID: 4846740
• Math proficiency: 45% ▲ 15.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $38,711
• Composite: 33.9/100
• National rank: #10351
• State rank: #828 of 1141 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): 2,309

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 (93%)
• Race & ethnicity: White 93% Two or more races 5%
• Common ancestry: Serbian 5% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · Canada

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: ▼ -0.68%
• Current HPI: 321.9875
• 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

-33.3% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $80,000 Deep East Texas MLS
• 2026-03-06 Price Changed $99,900 Deep East Texas MLS
• 2026-01-09 Listed $119,900 Deep East Texas MLS