1105 Ada St

Woodville, TX 75979

$169,999D+

3 bd · 2.5 ba · 1,815 sqft · Built 1978 · SingleFamily · Active · 60 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,411/mo
• Mortgage (P&I): −$891
• Tax + insurance: −$406
• HOA: −$0
• Vac / Maint / Mgmt: −$296
• Net cashflow: $-183/mo
• Annual: $-2,191/yr
• Cap rate: 5.00%
• Cash-on-cash: -4.60%
• DSCR: 0.80
• 1% rule: 0.83%
• Cash to close: $47,600

Investor read

• This is a 3-bed/2.5-bath single-family listed at $170k.
• 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).
• It's been on market 60 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $138k (19.0% below list) — sets the bar for cash-flow.
• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• 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: 219 active listings in the ZIP; 5 units permitted in Tyler County in 2024 (0 in 5+ unit buildings).
• Tyler County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• 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.
• Cap rate 5.0% vs local median 2.8% 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.
• This rent runs 33% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Questions for listing agent

• 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?
• It's been on market 60 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
• Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.