107 Idylwood · Wildwood, TX 77663

$159,900

3 bd · 2.0 ba · 1,730 sqft · SingleFamily · 27 Days on market

Average condition 0.79 ac lot $92/sqft · 17% below area Est $193k · 17% 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).

• Cash flow +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• Appreciation +5.5/10.0
• 1% rule +5.4/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Located in Wildwood Resort, this welcoming 3-bedroom, 2-bath home offers 1,730 sq ft on . 79 of an acre with a 3-car garage. The living room features vaulted ceilings with wood beams and a wall of windows that brings in beautiful natural light. Full of character, the kitchen includes original green appliances that add a fun vintage touch. A whole-home generator offers added peace of mind. Enjoy access to a 365-acre lake, 18-hole golf course, tennis courts, basketball court, sand volleyball court, and gated 24/7 security. Whether you’re looking for a full-time home or weekend getaway, this property offers space, charm, and the Wildwood lifestyle.

Key facts

• Access to lake
• Gated security
• Whole-home generator

Tags

• WHOLE-HOME GENERATOR
• ACCESS TO LAKE
• ACCESS TO GOLF COURSE
• ACCESS TO TENNIS COURTS
• ACCESS TO BASKETBALL COURT
• GATED SECURITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.0% in Wildwood — 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 63/100 on livability (#855 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime C-, schools D-, amenities F.
• Warren ISD (rural): math 37% / reading 45% proficiency, ranked #378 of 826 in TX (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 45 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 5 units permitted in Tyler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.1% local appreciation)).
• Tyler County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

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 $157,501 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.04% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $192,587
• List price: $159,900
• Delta: -16.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
706 E Wildwood	0.35mi	4/2.0 (+1)	1,784 (+3%)	9mo	$175,000	$98	66
804 Camphor Cir	0.17mi	3/2.0	1,952 (+13%)	8mo	$194,000	$99	64
527 Cypress Bend Dr	0.23mi	3/2.0	1,543 (-11%)	12mo	$195,000	$126	61
303 Cypress Bnd	0.42mi	3/2.0	1,828 (+6%)	16mo	$215,000	$118	58
139 Lakewood Dr	0.53mi	3/2.0	1,742 (+1%)	22mo	$333,000	$191	56
204 Dogwood Ln	0.40mi	3/2.0	1,544 (-11%)	11mo	$49,990	$32	54
201 Spruce St	0.69mi	3/2.0	1,664 (-4%)	10mo	$75,000	$45	53
202 Cypress Bend Dr	0.66mi	3/1.0	1,644 (-5%)	12mo	$125,000	$76	47
105 Spruce St	0.66mi	2/2.0 (-1)	1,502 (-13%)	1mo	$199,000	$132	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.38×
• Total profit: $16,898
• Equity at exit: $54,964

10-year hold

• IRR: 11.5%
• Equity multiple: 2.40×
• Total profit: $62,701
• Equity at exit: $73,334

Cash invested: $44,772 (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 77663

• Home prices YoY: 1.0%
• Active inventory: 45
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,668 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $212

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 82%

Sensitivity live

Price	-10% $323	-5% $268	+0% $212	+5% $157	+10% $102
Rent	-10% $81	-5% $147	+0% $212	+5% $278	+10% $344
Rate	-1.0pp $293	-0.5pp $253	base $212	+0.5pp $171	+1.0pp $129

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 W Wildwood Dr Kountze, TX	3.0	1.5	1125	$1,615	$1.44	13d	1	0.20mi
111 Spruce Ln Wildwood, TX	3.0	2.0	2064	$1,795	$0.87	25d	1	0.63mi

Listing history 1 events

1. 2026-04-23
   listed $159,900 Active 659-char remark

   Show marketing remark (659 chars)

   Located in Wildwood Resort, this welcoming 3-bedroom, 2-bath home offers 1,730 sq ft on . 79 of an acre with a 3-car garage. The living room features vaulted ceilings with wood beams and a wall of windows that brings in beautiful natural light. Full of character, the kitchen includes original green appliances that add a fun vintage touch. A whole-home generator offers added peace of mind. Enjoy access to a 365-acre lake, 18-hole golf course, tennis courts, basketball court, sand volleyball court, and gated 24/7 security. Whether you’re looking for a full-time home or weekend getaway, this property offers space, charm, and the Wildwood lifestyle.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $20,012
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$4,652
• Taxable income: $3
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $2,548/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab

This 3-bedroom, 2-bath home in Wildwood Resort requires moderate renovations, including painting the exterior and replacing the carpet and kitchen appliances, to increase its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Worn
• Minor Kitchen appliances — Original green appliances

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet — Improves comfort and value
• Both Replace kitchen cabinets and appliances — Modernizes and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn	Minor	$500–3,000
Kitchen appliances · Original green appliances	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet — Improves comfort and value ↑
• Both Replace kitchen cabinets and appliances — Modernizes and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Warren ISD
• NCES district ID: 4844580
• Math proficiency: 37% ▼ -7.00%
• Reading proficiency: 45% ▲ 2.00%
• Median HH income: $46,575
• Composite: 34.97/100
• National rank: #5059
• State rank: #378 of 826 in TX

Livability — Wildwood

• Score: 63/100
• State rank: #855
• US rank: #15381

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wildwood, TX
• Population (ZIP): 309

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 (96%)
• Race & ethnicity: White 96% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Lithuanian 9% Polish 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: ▲ 1.05%
• Current HPI: 103.9751
• 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

1 event — show timeline

• 2026-04-23 Listed $159,900 BBOR