524 S Preston St · Wolfe City, TX 75496

$170,000

4 bd · 2.0 ba · 1,830 sqft · SingleFamily public records · 32 Days on market

Built 1985 7,013 sqft lot Est $251k · 32% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• Appreciation +10.0/10.0
• 1% rule +5.0/10.0
• DSCR +4.5/10.0
• Schools +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Very Motivated Seller Great starter home for buyers looking for a home with great potential or even an investment property.    Upstairs has living area was used for Mother in Law Suite. Has work shop in back of one of the Garages Buyer and Buyer's Agent are responsible for verifying schools, measurements, and all listing information. Information listed deemed accurate, but not guaranteed.

Key facts

• Bonus hidden room
• 7,013 sq ft lot
• 2 garage spots

Tags

• PRIMARY BEDROOM WITH A BATH
• BONUS HIDDEN ROOM
• PAID-OFF SOLAR PANELS

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; County: Hunt; Country: United States
• Financial info: Listing terms allow Cash, Conventional, FHA, and VA financing; No second mortgage reported
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage; 2-car single door
• Security: No specific security features provided
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; Two-story; Property is not attached; Built in 1985
• Construction: Frame construction; Combination foundation; Preowned
• Exterior features: Lot is less than 0.5 acre (approximately 0.161 acre); Subdivision: Hanna Add

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 4 bedrooms (rooms located on both levels)
• Flooring: Wood flooring; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and solar); Central electric cooling
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; Five total rooms; Two levels
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $47 ($569/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 3.0% in Wolfe City — 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 57/100 on livability (#1,280 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, amenities F, commute F.
• Wolfe City ISD (rural): math 45% / reading 47% proficiency, ranked #254 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wolfe City El (math 47% / reading 47%, grade D-, #1,006 of 4,322 statewide, top 25%, 347 students, 62% FRL); Wolfe City Middle (math 42% / reading 47%, grade D, #491 of 1,662 statewide, top 31%, 152 students, 56% FRL); Wolfe City H S (math 54% / reading 54%, grade C-, #379 of 1,632 statewide, top 26%, 221 students, 53% FRL).
• Market conditions: 71 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (6%) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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. 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: 1.00% ✓
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $250,710
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 S Mill St	0.11mi	3/2.0 (-1)	1,831 (+0%)	1mo	$229,900	$126	89
308 Santa Fe	0.22mi	3/2.0 (-1)	1,600 (-13%)	1mo	$219,000	$137	63
815 Nob Hl	0.27mi	3/2.0 (-1)	1,726 (-6%)	22mo	$289,000	$167	55
704 Witt	0.55mi	3/2.0 (-1)	1,669 (-9%)	12mo	$274,900	$165	45
8506 State Highway 34 N	0.74mi	3/2.0 (-1)	1,750 (-4%)	11mo	$115,000	$66	44

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: 25.2%
• Equity multiple: 3.01×
• Total profit: $95,704
• Equity at exit: $153,149

10-year hold

• IRR: 22.2%
• Equity multiple: 6.88×
• Total profit: $279,658
• Equity at exit: $330,273

Cash invested: $47,600 (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 75496

• Home prices YoY: 26.8%
• Active inventory: 71
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$333 /mo · $3,999/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $47

Break-even live

Break-even rent $1,640

Max offer price $170,000

Occupancy floor 92%

Sensitivity live

Price	-10% $144	-5% $95	+0% $47	+5% $-1	+10% $-49
Rent	-10% $-87	-5% $-20	+0% $47	+5% $115	+10% $182
Rate	-1.0pp $133	-0.5pp $91	base $47	+0.5pp $3	+1.0pp $-41

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 E Witt St Wolfe City, TX	3.0	2.0	1502	$1,700	$1.13	0d	1	0.27mi

Listing history 34 events

1. 2026-06-21
   days on market $170,000 Active 32 DOM
2. 2026-06-18
   days on market $170,000 Active 29 DOM
3. 2026-06-17
   price $170,000 Active 28 DOM
4. 2026-06-17
   days on market $180,000 Active 28 DOM
5. 2026-06-16
   days on market $180,000 Active 27 DOM
6. 2026-06-15
   days on market $180,000 Active 26 DOM
7. 2026-06-13
   days on market $180,000 Active 24 DOM
8. 2026-06-09
   days on market $180,000 Active 20 DOM
9. 2026-06-08
   days on market $180,000 Active 19 DOM
10. 2026-06-07
    days on market $180,000 Active 18 DOM
11. 2026-06-04
    days on market $180,000 Active 15 DOM
12. 2026-06-03
    days on market $180,000 Active 14 DOM
13. 2026-06-02
    days on market $180,000 Active 13 DOM
14. 2026-06-01
    days on market $180,000 Active 12 DOM
15. 2026-05-31
    days on market $180,000 Active 11 DOM
16. 2026-05-20
    listed $180,000 Active
17. 2026-03-31
    historical
18. 2026-02-27
    price $204,999
19. 2026-02-06
    price $210,000
20. 2026-01-03
    price $215,000
21. 2025-10-31
    listed $220,000 Active
22. 2021-04-30
    soldstatus
23. 2021-04-29
    soldstatus Sold 402-char remark

    Show marketing remark (402 chars)

    Very Motivated Seller Great starter home for buyers looking for a home with great potential or even an investment property.    Upstairs has living area was used for Mother in Law Suite. Has work shop in back of one of the Garages Buyer and Buyer's Agent are responsible for verifying schools, measurements, and all listing information. Information listed deemed accurate, but not guaranteed.

24. 2021-04-07
    status Pending 402-char remark

    Show marketing remark (402 chars)

    Very Motivated Seller Great starter home for buyers looking for a home with great potential or even an investment property.    Upstairs has living area was used for Mother in Law Suite. Has work shop in back of one of the Garages Buyer and Buyer's Agent are responsible for verifying schools, measurements, and all listing information. Information listed deemed accurate, but not guaranteed.

25. 2021-04-01
    historical Active Option Contract 402-char remark

    Show marketing remark (402 chars)

    Very Motivated Seller Great starter home for buyers looking for a home with great potential or even an investment property.    Upstairs has living area was used for Mother in Law Suite. Has work shop in back of one of the Garages Buyer and Buyer's Agent are responsible for verifying schools, measurements, and all listing information. Information listed deemed accurate, but not guaranteed.

26. 2021-03-29
    price $145,000 402-char remark

    Show marketing remark (402 chars)

    Very Motivated Seller Great starter home for buyers looking for a home with great potential or even an investment property.    Upstairs has living area was used for Mother in Law Suite. Has work shop in back of one of the Garages Buyer and Buyer's Agent are responsible for verifying schools, measurements, and all listing information. Information listed deemed accurate, but not guaranteed.

27. 2021-03-16
    status Active 402-char remark

    Show marketing remark (402 chars)

    Very Motivated Seller Great starter home for buyers looking for a home with great potential or even an investment property.    Upstairs has living area was used for Mother in Law Suite. Has work shop in back of one of the Garages Buyer and Buyer's Agent are responsible for verifying schools, measurements, and all listing information. Information listed deemed accurate, but not guaranteed.

28. 2021-03-05
    historical Active Option Contract 402-char remark

    Show marketing remark (402 chars)

    Very Motivated Seller Great starter home for buyers looking for a home with great potential or even an investment property.    Upstairs has living area was used for Mother in Law Suite. Has work shop in back of one of the Garages Buyer and Buyer's Agent are responsible for verifying schools, measurements, and all listing information. Information listed deemed accurate, but not guaranteed.

29. 2021-03-05
    historical 402-char remark

    Show marketing remark (402 chars)

    Very Motivated Seller Great starter home for buyers looking for a home with great potential or even an investment property.    Upstairs has living area was used for Mother in Law Suite. Has work shop in back of one of the Garages Buyer and Buyer's Agent are responsible for verifying schools, measurements, and all listing information. Information listed deemed accurate, but not guaranteed.

30. 2021-02-25
    price $150,000 402-char remark

    Show marketing remark (402 chars)

    Very Motivated Seller Great starter home for buyers looking for a home with great potential or even an investment property.    Upstairs has living area was used for Mother in Law Suite. Has work shop in back of one of the Garages Buyer and Buyer's Agent are responsible for verifying schools, measurements, and all listing information. Information listed deemed accurate, but not guaranteed.

31. 2021-02-18
    price $160,000 402-char remark

    Show marketing remark (402 chars)

    Very Motivated Seller Great starter home for buyers looking for a home with great potential or even an investment property.    Upstairs has living area was used for Mother in Law Suite. Has work shop in back of one of the Garages Buyer and Buyer's Agent are responsible for verifying schools, measurements, and all listing information. Information listed deemed accurate, but not guaranteed.

32. 2021-01-16
    listed $170,000 Active 402-char remark

    Show marketing remark (402 chars)

    Very Motivated Seller Great starter home for buyers looking for a home with great potential or even an investment property.    Upstairs has living area was used for Mother in Law Suite. Has work shop in back of one of the Garages Buyer and Buyer's Agent are responsible for verifying schools, measurements, and all listing information. Information listed deemed accurate, but not guaranteed.

33. 2020-11-10
    soldstatus
34. 1997-12-29
    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: $3,999 · $333/mo
• Projected year-2 tax: $3,999 · $333/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,400
• − Mortgage interest: −$9,523
• − Property taxes: −$3,999
• − Insurance: −$850
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$4,945
• Taxable loss: −$2,182
• Est. tax savings @ 24.0%: +$524
• After-tax cash flow: $1,092/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: Wolfe City ISD
• NCES district ID: 4846350
• Math proficiency: 45% ▼ -2.00%
• Reading proficiency: 47% ▼ -3.00%
• Median HH income: $44,926
• Composite: 38.98/100
• National rank: #4074
• State rank: #254 of 826 in TX

Livability — Wolfe City

• Score: 57/100
• State rank: #1280
• US rank: #22142

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wolfe City, TX
• City population: 3,066
• Population (ZIP): 3,066

Population outlook (Hunt County) Hauer SSP2

• Today (2025): 97,090 people
• By 2030: 100,452 · +3.5%
• By 2040: 106,544 · +9.7%
• By 2050: 111,218 · +14.6%
• By 2075: 121,695 · +25.3%
• By 2100: 123,683 · +27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 13% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 3% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Hunt

• 2024 margin: Solid R (+55.5) · D 21.9% · R 77.4%
• 2008→2024 swing: -14.9pp toward R · 2008: -40.6pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+52.5 2016: R+56.3 2012: R+51.2 2008: R+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 61.17%
• Current HPI: 289.6633
• 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

+5.9% since first listed

19 events — show timeline

• 2026-05-20 Listed $180,000 NTREIS
• 2026-03-31 Listing Removed — NTREIS
• 2026-02-27 Price Changed $204,999 NTREIS
• 2026-02-06 Price Changed $210,000 NTREIS
• 2026-01-03 Price Changed $215,000 NTREIS
• 2025-10-31 Listed $220,000 NTREIS
• 2021-04-30 Sold (Public Records) — Public Records
• 2021-04-29 Sold (MLS) — NTREIS
• 2021-04-07 Pending — NTREIS
• 2021-04-01 Contingent — NTREIS
• 2021-03-29 Price Changed $145,000 NTREIS
• 2021-03-16 Relisted — NTREIS
• 2021-03-05 Contingent — NTREIS
• 2021-03-05 Listing Removed — NTREIS
• 2021-02-25 Price Changed $150,000 NTREIS
• 2021-02-18 Price Changed $160,000 NTREIS
• 2021-01-16 Listed $170,000 NTREIS
• 2020-11-10 Sold (Public Records) — Public Records
• 1997-12-29 Sold (Public Records) — Public Records

Property tax history

+9.2%/yr

Latest (2025): $3,999 · -2.0% YoY. Source: county tax records.