1105 Ada St · Woodville, TX 75979

$169,999

3 bd · 2.5 ba · 1,815 sqft · SingleFamily public records · 59 Days on market

Built 1978 0.58 ac lot Est $196k · 13% under

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Why this score? — see what drove the D+ 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 +13.5/15.0
• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Listing remarks MLS

Lovely brick home on over 1/2 an acre located in the city limits of Woodville, TX. The home features 3 bedrooms and 2.5 baths, large fenced backyard, family room, den with fireplace open to kitchen, and an inside utility room. The 2 car garage is also heated and cooled soy can have added climate controlled storage. The home is close to schools, medical facilities, restaurants and many other stores and conveniences.

Key facts

• Brick home
• Covered back porch
• 0.58 acre lot

Tags

• BRICK HOME
• WOOD BURNING FIREPLACE
• FULLY FENCED BACKYARD
• COVERED BACK PORCH

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story entry (living area on one level)
• Construction: Brick construction; Built in 1978; Composition roof; Slab foundation
• Exterior features: Subdivision lot

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: Primary bedroom on the first floor (approx. 11.5 x 13); Bedroom on the first floor (approx. 11.5 x 12.5); Bedroom on the first floor (approx. 11 x 11)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Wood-burning fireplace; Bath in primary bedroom; Tub with shower
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-183 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (19.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (17.0% below list).
• Recommended offer: $138k (19.0% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 2.9% in Woodville — 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 64/100 on livability (#741 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Woodville ISD (town): math 34% / reading 34% proficiency, ranked #563 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodville El (309 students, 81% FRL); Woodville Middle (math 28% / reading 33%, grade F, #1,036 of 1,662 statewide, top 63%, 279 students, 75% FRL); Woodville H S (math 47% / reading 47%, grade D-, #591 of 1,632 statewide, top 38%, 367 students, 62% FRL) — zoned schools average 72% FRL vs 57% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 217 active listings in the ZIP; 5 units permitted in Tyler County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Tyler County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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 59 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y 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: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,746 (19.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.60%
• DSCR: 0.80
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $196,020
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 N Beech	0.09mi	3/2.0	1,726 (-5%)	15mo	$154,000	$89	73
1007 N Pine St	0.16mi	3/2.0	1,744 (-4%)	16mo	$189,000	$108	70
503 N Nellius	0.52mi	3/1.0	1,805 (-1%)	20mo	$195,000	$108	52
910 W Dogwood St	0.40mi	3/2.0	1,696 (-7%)	20mo	$209,000	$123	52
321 Temple St	0.36mi	3/2.5	1,998 (+10%)	18mo	$225,000	$113	51
1406 W Dogwood	0.39mi	3/1.5	1,629 (-10%)	13mo	$171,000	$105	50
700 W Dogwood St	0.51mi	4/2.0 (+1)	2,080 (+15%)	1mo	$299,000	$144	44
920 N Nellius St	0.36mi	3/2.0	1,612 (-11%)	22mo	$220,000	$136	44
407 W Walt Davis Dr W	0.73mi	3/2.0	1,594 (-12%)	2mo	$170,000	$107	42
710 N Reid St	0.61mi	3/2.0	1,904 (+5%)	23mo	$99,000	$52	42
12 Carolyn Dr	0.67mi	3/3.0	2,042 (+12%)	8mo	$185,000	$91	39
1405 W Holly St	0.72mi	3/1.5	1,998 (+10%)	17mo	$189,000	$95	32

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: 21.0%
• Equity multiple: 2.70×
• Total profit: $81,054
• Equity at exit: $153,149

10-year hold

• IRR: 19.1%
• Equity multiple: 6.21×
• Total profit: $248,027
• Equity at exit: $330,271

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 75979

• Home prices YoY: 20.6%
• Active inventory: 217
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,411 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$335 /mo · $4,018/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $-183

Break-even live

Break-even rent $1,642

Max offer price $137,746

Occupancy floor —

Sensitivity live

Price	-10% $-86	-5% $-134	+0% $-183	+5% $-231	+10% $-279
Rent	-10% $-294	-5% $-238	+0% $-183	+5% $-127	+10% $-71
Rate	-1.0pp $-97	-0.5pp $-139	base $-183	+0.5pp $-227	+1.0pp $-271

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: —

Listing history 43 events

1. 2026-06-22
   days on market $169,999 Active 59 DOM
2. 2026-06-18
   days on market $169,999 Active 56 DOM
3. 2026-06-17
   days on market $169,999 Active 55 DOM
4. 2026-06-16
   days on market $169,999 Active 54 DOM
5. 2026-06-15
   days on market $169,999 Active 53 DOM
6. 2026-06-14
   pricedays on market $169,999 Active 51 DOM
7. 2026-06-10
   days on market $173,499 Active 48 DOM
8. 2026-06-09
   days on market $173,499 Active 47 DOM
9. 2026-06-08
   days on market $173,499 Active 46 DOM
10. 2026-06-07
    days on market $173,499 Active 45 DOM
11. 2026-06-03
    days on market $173,499 Active 41 DOM
12. 2026-06-02
    days on market $173,499 Active 40 DOM
13. 2026-06-01
    days on market $173,499 Active 39 DOM
14. 2026-05-31
    days on market $173,499 Active 38 DOM
15. 2026-05-31
    days on market $173,499 Active 37 DOM
16. 2026-05-20
    status Active
17. 2026-04-21
    historical
18. 2026-04-14
    price $174,999
19. 2026-03-25
    listed $180,000 Active
20. 2023-01-27
    soldstatus
21. 2023-01-26
    soldstatus Sold 418-char remark

    Show marketing remark (418 chars)

    Lovely brick home on over 1/2 an acre located in the city limits of Woodville, TX. The home features 3 bedrooms and 2.5 baths, large fenced backyard, family room, den with fireplace open to kitchen, and an inside utility room. The 2 car garage is also heated and cooled soy can have added climate controlled storage. The home is close to schools, medical facilities, restaurants and many other stores and conveniences.

22. 2023-01-23
    soldstatus Closed 418-char remark

    Show marketing remark (418 chars)

    Lovely brick home on over 1/2 an acre located in the city limits of Woodville, TX. The home features 3 bedrooms and 2.5 baths, large fenced backyard, family room, den with fireplace open to kitchen, and an inside utility room. The 2 car garage is also heated and cooled soy can have added climate controlled storage. The home is close to schools, medical facilities, restaurants and many other stores and conveniences.

23. 2023-01-02
    status Pending 418-char remark

    Show marketing remark (418 chars)

    Lovely brick home on over 1/2 an acre located in the city limits of Woodville, TX. The home features 3 bedrooms and 2.5 baths, large fenced backyard, family room, den with fireplace open to kitchen, and an inside utility room. The 2 car garage is also heated and cooled soy can have added climate controlled storage. The home is close to schools, medical facilities, restaurants and many other stores and conveniences.

24. 2022-12-31
    status Pending 418-char remark

    Show marketing remark (418 chars)

    Lovely brick home on over 1/2 an acre located in the city limits of Woodville, TX. The home features 3 bedrooms and 2.5 baths, large fenced backyard, family room, den with fireplace open to kitchen, and an inside utility room. The 2 car garage is also heated and cooled soy can have added climate controlled storage. The home is close to schools, medical facilities, restaurants and many other stores and conveniences.

25. 2022-12-28
    status Option Pending 418-char remark

    Show marketing remark (418 chars)

    Lovely brick home on over 1/2 an acre located in the city limits of Woodville, TX. The home features 3 bedrooms and 2.5 baths, large fenced backyard, family room, den with fireplace open to kitchen, and an inside utility room. The 2 car garage is also heated and cooled soy can have added climate controlled storage. The home is close to schools, medical facilities, restaurants and many other stores and conveniences.

26. 2022-12-14
    price $165,000 418-char remark

    Show marketing remark (418 chars)

    Lovely brick home on over 1/2 an acre located in the city limits of Woodville, TX. The home features 3 bedrooms and 2.5 baths, large fenced backyard, family room, den with fireplace open to kitchen, and an inside utility room. The 2 car garage is also heated and cooled soy can have added climate controlled storage. The home is close to schools, medical facilities, restaurants and many other stores and conveniences.

27. 2022-12-14
    price $165,000 418-char remark

    Show marketing remark (418 chars)

    Lovely brick home on over 1/2 an acre located in the city limits of Woodville, TX. The home features 3 bedrooms and 2.5 baths, large fenced backyard, family room, den with fireplace open to kitchen, and an inside utility room. The 2 car garage is also heated and cooled soy can have added climate controlled storage. The home is close to schools, medical facilities, restaurants and many other stores and conveniences.

28. 2022-12-01
    price $175,000 418-char remark

    Show marketing remark (418 chars)

    Lovely brick home on over 1/2 an acre located in the city limits of Woodville, TX. The home features 3 bedrooms and 2.5 baths, large fenced backyard, family room, den with fireplace open to kitchen, and an inside utility room. The 2 car garage is also heated and cooled soy can have added climate controlled storage. The home is close to schools, medical facilities, restaurants and many other stores and conveniences.

29. 2022-12-01
    price $175,000 418-char remark

    Show marketing remark (418 chars)

    Lovely brick home on over 1/2 an acre located in the city limits of Woodville, TX. The home features 3 bedrooms and 2.5 baths, large fenced backyard, family room, den with fireplace open to kitchen, and an inside utility room. The 2 car garage is also heated and cooled soy can have added climate controlled storage. The home is close to schools, medical facilities, restaurants and many other stores and conveniences.

30. 2022-11-28
    price $195,000 418-char remark

    Show marketing remark (418 chars)

    Lovely brick home on over 1/2 an acre located in the city limits of Woodville, TX. The home features 3 bedrooms and 2.5 baths, large fenced backyard, family room, den with fireplace open to kitchen, and an inside utility room. The 2 car garage is also heated and cooled soy can have added climate controlled storage. The home is close to schools, medical facilities, restaurants and many other stores and conveniences.

31. 2022-11-28
    price $195,000 418-char remark

    Show marketing remark (418 chars)

    Lovely brick home on over 1/2 an acre located in the city limits of Woodville, TX. The home features 3 bedrooms and 2.5 baths, large fenced backyard, family room, den with fireplace open to kitchen, and an inside utility room. The 2 car garage is also heated and cooled soy can have added climate controlled storage. The home is close to schools, medical facilities, restaurants and many other stores and conveniences.

32. 2022-11-17
    listed $199,000 Active 418-char remark

    Show marketing remark (418 chars)

    Lovely brick home on over 1/2 an acre located in the city limits of Woodville, TX. The home features 3 bedrooms and 2.5 baths, large fenced backyard, family room, den with fireplace open to kitchen, and an inside utility room. The 2 car garage is also heated and cooled soy can have added climate controlled storage. The home is close to schools, medical facilities, restaurants and many other stores and conveniences.

33. 2022-11-17
    listed $199,000 Active 418-char remark

    Show marketing remark (418 chars)

    Lovely brick home on over 1/2 an acre located in the city limits of Woodville, TX. The home features 3 bedrooms and 2.5 baths, large fenced backyard, family room, den with fireplace open to kitchen, and an inside utility room. The 2 car garage is also heated and cooled soy can have added climate controlled storage. The home is close to schools, medical facilities, restaurants and many other stores and conveniences.

34. 2022-11-04
    historical
35. 2022-11-03
    status Active
36. 2022-10-08
    status Pending
37. 2022-09-26
    listed $180,000
38. 2022-09-26
    historical
39. 2019-11-06
    soldstatus
40. 2019-11-05
    soldstatus
41. 2019-10-06
    listed $135,000
42. 2014-07-09
    soldstatus
43. 1990-08-31
    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: $4,018 · $335/mo
• Projected year-2 tax: $4,018 · $335/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $16,930
• − Mortgage interest: −$9,523
• − Property taxes: −$4,018
• − Insurance: −$850
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$4,945
• Taxable loss: −$5,114
• Est. tax savings @ 24.0%: +$1,227
• After-tax cash flow: $-963/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: Woodville ISD
• NCES district ID: 4846440
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 34% ▼ -3.00%
• Median HH income: $36,581
• Composite: 28.24/100
• National rank: #6800
• State rank: #563 of 826 in TX

Livability — Woodville

• Score: 64/100
• State rank: #741
• US rank: #13727

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodville, TX
• County: Tyler County · 11,273 people
• City population: 11,273
• Metro: nan
• Population (ZIP): 11,273
• Household income: $51,594
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 117.0

Population outlook (Tyler County) Hauer SSP2

• Today (2025): 20,375 people
• By 2030: 20,036 · -1.7%
• By 2040: 19,150 · -6.0%
• By 2050: 18,017 · -11.6%
• By 2075: 15,300 · -24.9%
• By 2100: 11,702 · -42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 17% Hispanic / Latino 12% Two or more races 7%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 9%

Political lean MEDSL · Tyler

• 2024 margin: Solid R (+73.5) · D 13.0% · R 86.5%
• 2008→2024 swing: -29.5pp toward R · 2008: -44.0pp · 2024: -73.5pp
• All cycles: 2024: R+73.5 2020: R+70.3 2016: R+67.2 2012: R+55.5 2008: R+44.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 30.40%
• Current HPI: 178.2196
• Rent YoY: —
• Metro: nan
• 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

+29.6% since first listed

28 events — show timeline

• 2026-05-20 Relisted — HARMLS
• 2026-04-21 Listing Removed — HARMLS
• 2026-04-14 Price Changed $174,999 HARMLS
• 2026-03-25 Listed $180,000 HARMLS
• 2023-01-27 Sold (Public Records) — Public Records
• 2023-01-26 Sold (MLS) — HARMLS
• 2023-01-23 Sold (MLS) — BBOR
• 2023-01-02 Pending — HARMLS
• 2022-12-31 Pending — BBOR
• 2022-12-28 Pending — HARMLS
• 2022-12-14 Price Changed $165,000 HARMLS
• 2022-12-14 Price Changed $165,000 BBOR
• 2022-12-01 Price Changed $175,000 HARMLS
• 2022-12-01 Price Changed $175,000 BBOR
• 2022-11-28 Price Changed $195,000 HARMLS
• 2022-11-28 Price Changed $195,000 BBOR
• 2022-11-17 Listed $199,000 BBOR
• 2022-11-17 Listed $199,000 HARMLS
• 2022-11-04 Listing Removed — HARMLS
• 2022-11-03 Relisted — HARMLS
• 2022-10-08 Pending — HARMLS
• 2022-09-26 Listing Removed — HARMLS
• 2022-09-26 Listed $180,000 HARMLS
• 2019-11-06 Sold (Public Records) — Public Records
• 2019-11-05 Sold (MLS) — BBOR
• 2019-10-06 Listed $135,000 BBOR
• 2014-07-09 Sold (Public Records) — Public Records
• 1990-08-31 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $4,018 · -3.2% YoY. Source: county tax records.