402 Lynn St · Wingate, TX 79566

$88,000

3 bd · 1.0 ba · 934 sqft · SingleFamily public records · 677 Days on market

Built 1960 10,816 sqft 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 +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +5.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

COUNTRY LIVING AT ITS BEST. THIS 3 BEDROOM 1 BATH HOME SITTING ON AN EXTRA LARGE LOT HAS BEEN UPDATED AND MAINTAINED EXTREMELY WELL FOR THE NEXT OWNER. HOME HAS A FENCED YARD WITH A WELL THAT PROVIDES WATER FOR THE YARD AND A GARDEN IF DESIRED. SELLER HAS HAD A LOT OF PRIDE IN MAINTAINING THIS HOME SO IF YOU ARE INTO YARD SITTING OR GARDENING THIS ONE IS PERFECT.

Key facts

• 0.25 acre lot
• Garage
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Winters ISD (town): math 31% / reading 31% proficiency, ranked #616 of 826 in TX (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 2 units permitted in Runnels County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($608 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, 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 677 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: moderate wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 677 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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: 1.24% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.70%
• DSCR: 1.61
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.3%
• Equity multiple: 2.16×
• Total profit: $28,514
• Equity at exit: $39,569

10-year hold

• IRR: 21.5%
• Equity multiple: 4.10×
• Total profit: $76,418
• Equity at exit: $60,980

Cash invested: $24,640 (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 79566

• Active inventory: 9
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$83 /mo · $1,000/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $281

Break-even live

Break-even rent $736

Max offer price $88,000

Occupancy floor 69%

Sensitivity live

Price	-10% $331	-5% $306	+0% $281	+5% $256	+10% $231
Rent	-10% $195	-5% $238	+0% $281	+5% $324	+10% $368
Rate	-1.0pp $326	-0.5pp $304	base $281	+0.5pp $258	+1.0pp $235

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $88,000 Active 677 DOM
2. 2026-06-18
   days on market $88,000 Active 675 DOM
3. 2026-06-17
   days on market $88,000 Active 674 DOM
4. 2026-06-16
   days on market $88,000 Active 673 DOM
5. 2026-06-15
   days on market $88,000 Active 672 DOM
6. 2026-06-15
   days on market $88,000 Active 671 DOM
7. 2026-06-13
   days on market $88,000 Active 670 DOM
8. 2026-06-12
   days on market $88,000 Active 669 DOM
9. 2026-06-09
   days on market $88,000 Active 666 DOM
10. 2026-06-08
    days on market $88,000 Active 665 DOM
11. 2026-06-08
    days on market $88,000 Active 664 DOM
12. 2026-06-07
    days on market $88,000 Active 663 DOM
13. 2026-06-03
    days on market $88,000 Active 660 DOM
14. 2026-06-02
    days on market $88,000 Active 659 DOM
15. 2026-06-01
    days on market $88,000 Active 658 DOM
16. 2026-05-31
    days on market $88,000 Active 657 DOM
17. 2024-11-18
    status Active 366-char remark

    Show marketing remark (366 chars)

    COUNTRY LIVING AT ITS BEST. THIS 3 BEDROOM 1 BATH HOME SITTING ON AN EXTRA LARGE LOT HAS BEEN UPDATED AND MAINTAINED EXTREMELY WELL FOR THE NEXT OWNER. HOME HAS A FENCED YARD WITH A WELL THAT PROVIDES WATER FOR THE YARD AND A GARDEN IF DESIRED. SELLER HAS HAD A LOT OF PRIDE IN MAINTAINING THIS HOME SO IF YOU ARE INTO YARD SITTING OR GARDENING THIS ONE IS PERFECT.

18. 2024-08-09
    listed $88,000 Active 366-char remark

    Show marketing remark (366 chars)

    COUNTRY LIVING AT ITS BEST. THIS 3 BEDROOM 1 BATH HOME SITTING ON AN EXTRA LARGE LOT HAS BEEN UPDATED AND MAINTAINED EXTREMELY WELL FOR THE NEXT OWNER. HOME HAS A FENCED YARD WITH A WELL THAT PROVIDES WATER FOR THE YARD AND A GARDEN IF DESIRED. SELLER HAS HAD A LOT OF PRIDE IN MAINTAINING THIS HOME SO IF YOU ARE INTO YARD SITTING OR GARDENING THIS ONE IS PERFECT.

19. 2001-11-06
    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: $1,000 · $83/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$610/yr (+$51/mo · 61.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $13,105
• − Mortgage interest: −$4,929
• − Property taxes: −$1,000
• − Insurance: −$440
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$2,560
• Taxable income: $2,079
• Est. tax owed @ 24.0%: −$499
• After-tax cash flow: $2,876/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: Winters ISD
• NCES district ID: 4846260
• Math proficiency: 31% ▼ -6.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $39,510
• Composite: 26.04/100
• National rank: #7304
• State rank: #616 of 826 in TX

Livability — Wingate

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Wingate, TX
• Population (ZIP): 195

Population outlook (Runnels County) Hauer SSP2

• Today (2025): 10,754 people
• By 2030: 10,843 · +0.8%
• By 2040: 10,946 · +1.8%
• By 2050: 10,981 · +2.1%
• By 2075: 11,103 · +3.2%
• By 2100: 10,051 · -6.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Serbian 3% German 2%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Runnels

• 2024 margin: Solid R (+77.1) · D 11.1% · R 88.3%
• 2008→2024 swing: -15.1pp toward R · 2008: -62.0pp · 2024: -77.1pp
• All cycles: 2024: R+77.1 2020: R+73.8 2016: R+74.1 2012: R+70.6 2008: R+62.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

3 events — show timeline

• 2024-11-18 Relisted — SAAR TX
• 2024-08-09 Listed $88,000 SAAR TX
• 2001-11-06 Sold (Public Records) — Public Records

Property tax history

+11.4%/yr

Latest (2025): $1,000 · +3.8% YoY. Source: county tax records.