44 W Macedonia Rd · Wake Village, TX 75501

$109,900

3 bd · 2.0 ba · 1,252 sqft · SingleFamily public records · 33 Days on market

Built 2021 0.50 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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Corner Lot in Liberty-Eylau ISD! Welcome home to this charming 3-bedroom, 2-bathroom home perfectly situated on a spacious 0.5-acre corner lot! Offering 1,252 square feet of comfortable, well-designed living space, this property is ideal for first-time homebuyers, those looking to downsize, or savvy investors. Nestled in a quiet, established Texarkana neighborhood, you will enjoy peace and privacy while remaining just minutes from local amenities. The expansive yard provides plenty of room for outdoor activities, gardening, or storing your outdoor equipment. Located in the desirable Liberty-Eylau Independent School District, this move-in-ready gem offers the perfect blend of country feel and city convenience. Schedule a showing today before this one slips away! Please text/call listing agent for lockbox code and scheduling. * * Some of the pictures show virtual staging. * * All initial offers must be submitted via PropOffers.com by Selling Agent ONLY. The Listing Agent will be directed by Genstone Asset Disposition as to its role in the negotiation process but will be notified when any offer has been submitted or accepted and will be responsible for their associated fee.

Key facts

• Spacious yard
• Liberty-eylau isd
• Move-in-ready

Tags

• CORNER LOT
• SPACIOUS YARD
• LIBERTY-EYLAU ISD
• TEXARKANA NEIGHBORHOOD
• MOVE-IN-READY

Property features AI

Exterior

• Parking: Detached concrete garage with 2 spaces
• Utilities: Public water
• Home design: Single-family residence; One story
• Exterior features: Front porch; Composition roof; Corner, level lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Electric water heater; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#51 in TX, #2,068 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F.
• Liberty-Eylau ISD (urban): math 19% / reading 23% proficiency, ranked #772 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.6%/yr); 320 active listings in the ZIP; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).
• This rent runs 33% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.93%
• DSCR: 1.35
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.63% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.79×
• Total profit: $-6,546
• Equity at exit: $16,386

10-year hold

• IRR: 2.1%
• Equity multiple: 1.14×
• Total profit: $4,247
• Equity at exit: $9,502

Cash invested: $30,772 (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 75501

• Home prices YoY: -34.9%
• Rents YoY: 1.6%
• Active inventory: 320
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,273 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$180 /mo · $2,162/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $203

Break-even live

Break-even rent $1,016

Max offer price $109,900

Occupancy floor 79%

Sensitivity live

Price	-10% $266	-5% $234	+0% $203	+5% $172	+10% $141
Rent	-10% $103	-5% $153	+0% $203	+5% $254	+10% $304
Rate	-1.0pp $259	-0.5pp $231	base $203	+0.5pp $175	+1.0pp $146

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $109,900 Active 33 DOM
2. 2026-06-18
   days on market $109,900 Active 32 DOM
3. 2026-06-17
   days on market $109,900 Active 31 DOM
4. 2026-06-16
   days on market $109,900 Active 30 DOM
5. 2026-06-15
   days on market $109,900 Active 29 DOM
6. 2026-06-14
   days on market $109,900 Active 27 DOM
7. 2026-06-13
   pricedays on market $109,900 Active 26 DOM
8. 2026-06-10
   days on market $119,900 Active 24 DOM
9. 2026-06-09
   days on market $119,900 Active 23 DOM
10. 2026-06-08
    days on market $119,900 Active 22 DOM
11. 2026-06-07
    days on market $119,900 Active 21 DOM
12. 2026-06-02
    days on market $119,900 Active 16 DOM
13. 2026-06-01
    days on market $119,900 Active 15 DOM
14. 2026-05-31
    days on market $119,900 Active 14 DOM
15. 2026-05-30
    days on market $119,900 Active 13 DOM
16. 2026-05-12
    listed $119,900 Active 1205-char remark

    Show marketing remark (1205 chars)

    Charming Corner Lot in Liberty-Eylau ISD! Welcome home to this charming 3-bedroom, 2-bathroom home perfectly situated on a spacious 0.5-acre corner lot! Offering 1,252 square feet of comfortable, well-designed living space, this property is ideal for first-time homebuyers, those looking to downsize, or savvy investors. Nestled in a quiet, established Texarkana neighborhood, you will enjoy peace and privacy while remaining just minutes from local amenities. The expansive yard provides plenty of room for outdoor activities, gardening, or storing your outdoor equipment. Located in the desirable Liberty-Eylau Independent School District, this move-in-ready gem offers the perfect blend of country feel and city convenience. Schedule a showing today before this one slips away! Please text/call listing agent for lockbox code and scheduling. * * Some of the pictures show virtual staging. * * All initial offers must be submitted via PropOffers.com by Selling Agent ONLY. The Listing Agent will be directed by Genstone Asset Disposition as to its role in the negotiation process but will be notified when any offer has been submitted or accepted and will be responsible for their associated fee.

17. 2026-05-12
    listed $119,900 Active

    Show marketing remark (1205 chars)

    Charming Corner Lot in Liberty-Eylau ISD! Welcome home to this charming 3-bedroom, 2-bathroom home perfectly situated on a spacious 0.5-acre corner lot! Offering 1,252 square feet of comfortable, well-designed living space, this property is ideal for first-time homebuyers, those looking to downsize, or savvy investors. Nestled in a quiet, established Texarkana neighborhood, you will enjoy peace and privacy while remaining just minutes from local amenities. The expansive yard provides plenty of room for outdoor activities, gardening, or storing your outdoor equipment. Located in the desirable Liberty-Eylau Independent School District, this move-in-ready gem offers the perfect blend of country feel and city convenience. Schedule a showing today before this one slips away! Please text/call listing agent for lockbox code and scheduling. * * Some of the pictures show virtual staging. * * All initial offers must be submitted via PropOffers.com by Selling Agent ONLY. The Listing Agent will be directed by Genstone Asset Disposition as to its role in the negotiation process but will be notified when any offer has been submitted or accepted and will be responsible for their associated fee.

ⓘ 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: $2,162 · $180/mo
• Projected year-2 tax: $2,162 · $180/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,274
• − Mortgage interest: −$6,156
• − Property taxes: −$2,162
• − Insurance: −$550
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$3,197
• Taxable income: $766
• Est. tax owed @ 24.0%: −$184
• After-tax cash flow: $2,256/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: Liberty-Eylau ISD
• NCES district ID: 4827390
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 23% ▼ -8.00%
• Median HH income: $38,285
• Composite: 17.61/100
• National rank: #9037
• State rank: #772 of 826 in TX

Livability — Wake Village

• Score: 79/100
• State rank: #51
• US rank: #2068

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bowie County · 61,238 people
• Metro: Texarkana, TX-AR
• Population (ZIP): 34,866
• Household income: $45,995
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 1289.0

Population outlook (Bowie County) Hauer SSP2

• Today (2025): 94,699 people
• By 2030: 94,824 · +0.1%
• By 2040: 94,870 · +0.2%
• By 2050: 93,686 · -1.1%
• By 2075: 90,082 · -4.9%
• By 2100: 76,579 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 54% Black 33% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Bowie

• 2024 margin: Solid R (+48.7) · D 25.3% · R 74.0%
• 2008→2024 swing: -10.8pp toward R · 2008: -37.9pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+42.8 2016: R+46.6 2012: R+41.5 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.14%
• Current HPI: 147.9402
• Rent YoY: ▲ 1.63%
• Metro: Texarkana, TX-AR
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-12 Listed $119,900 LAAR
• 2026-05-12 Listed $119,900 TBOR

Property tax history

+55.5%/yr

Latest (2025): $2,162 · +3.8% YoY. Source: county tax records.