109 N Village St · Woodville, TX 75979

$122,000

4 bd · 2.0 ba · 1,734 sqft · SingleFamily public records · 116 Days on market

Built 1974 4,792 sqft lot $70/sqft · 27% below area Est $167k · 27% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.1/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Currently being remodeled! Bring your offers on this GREAT OPPORTUNITY! Put your own finishing touches on this partially remodeled, traditionally crafted home in the heart of Woodville, Texas. With 4 bedrooms and 2 baths, this home has plenty of room for a growing family or a quaint home in town for a retiree! Such a unique vibe with eclectic touches throughout, this property is very well built, solid, well insulated and move in ready. An in unit laundry room area will include the washer and dryer with the sale. The kitchen includes all appliances including microwave and refrigerator. Includes a 600 square foot, double door metal shop on slab for a workshop or storage and a nice fenced yard with a double gate for pulling a boat or other equipment through. A large, attached carport takes care of all your parking needs. Home has a newer metal roof. 2 security cameras will also convey with the property. Located on a quiet friendly street, you don't want to miss this one! Call today!

Key facts

• Attached carport
• Fenced yard
• In unit laundry room

Tags

• IN UNIT LAUNDRY ROOM
• KITCHEN INCLUDES APPLIANCES
• DOUBLE DOOR METAL SHOP
• FENCED YARD
• ATTACHED CARPORT
• NEWER METAL ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $111k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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.

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: schools D-, amenities F, commute F.
• 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.
• Market conditions: 215 active listings in the ZIP; 5 units permitted in Tyler County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 $13k of equity ($843 loan paydown + $12k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,020 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.31% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.18%
• DSCR: 1.72
• GRM: 6.4

CMA / ARV

• ARV (median comp): $166,553
• List price: $122,000
• Delta: -26.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 W Walt Davis Dr W	0.08mi	3/2.0 (-1)	1,594 (-8%)	2mo	$170,000	$107	76
313 W Holly St	0.19mi	4/2.5	1,851 (+7%)	23mo	$75,000	$41	59
503 N Nellius	0.29mi	3/1.0 (-1)	1,805 (+4%)	20mo	$195,000	$108	54
910 W Dogwood St	0.51mi	3/2.0 (-1)	1,696 (-2%)	20mo	$209,000	$123	51
710 N Reid St	0.39mi	3/2.0 (-1)	1,904 (+10%)	23mo	$99,000	$52	41
920 N Nellius St	0.70mi	3/2.0 (-1)	1,612 (-7%)	22mo	$220,000	$136	32
922 N Nellius	0.72mi	3/2.5 (-1)	1,488 (-14%)	12mo	$185,000	$124	26

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: 36.3%
• Equity multiple: 3.80×
• Total profit: $95,782
• Equity at exit: $109,907

10-year hold

• IRR: 31.2%
• Equity multiple: 8.58×
• Total profit: $258,989
• Equity at exit: $237,019

Cash invested: $34,160 (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: 215
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,599 medium
• Mortgage (P&I): −$640
• Tax from tax record: −$112 /mo · $1,340/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $461

Break-even live

Break-even rent $1,016

Max offer price $122,000

Occupancy floor 66%

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $122,000 Active 116 DOM
2. 2026-06-17
   days on market $122,000 Active 115 DOM
3. 2026-06-16
   days on market $122,000 Active 114 DOM
4. 2026-06-15
   days on market $122,000 Active 113 DOM
5. 2026-06-14
   days on market $122,000 Active 111 DOM
6. 2026-06-10
   days on market $122,000 Active 108 DOM
7. 2026-06-09
   days on market $122,000 Active 107 DOM
8. 2026-06-08
   days on market $122,000 Active 106 DOM
9. 2026-06-07
   days on market $122,000 Active 105 DOM
10. 2026-06-03
    days on market $122,000 Active 101 DOM
11. 2026-06-02
    days on market $122,000 Active 100 DOM
12. 2026-06-01
    days on market $122,000 Active 99 DOM
13. 2026-05-31
    days on market $122,000 Active 98 DOM
14. 2026-05-31
    days on market $122,000 Active 97 DOM
15. 2025-10-31
    listed $122,000 Active 994-char remark

    Show marketing remark (994 chars)

    Currently being remodeled! Bring your offers on this GREAT OPPORTUNITY! Put your own finishing touches on this partially remodeled, traditionally crafted home in the heart of Woodville, Texas. With 4 bedrooms and 2 baths, this home has plenty of room for a growing family or a quaint home in town for a retiree! Such a unique vibe with eclectic touches throughout, this property is very well built, solid, well insulated and move in ready. An in unit laundry room area will include the washer and dryer with the sale. The kitchen includes all appliances including microwave and refrigerator. Includes a 600 square foot, double door metal shop on slab for a workshop or storage and a nice fenced yard with a double gate for pulling a boat or other equipment through. A large, attached carport takes care of all your parking needs. Home has a newer metal roof. 2 security cameras will also convey with the property. Located on a quiet friendly street, you don't want to miss this one! Call today!

16. 2025-01-29
    soldstatus
17. 2025-01-27
    soldstatus Sold 990-char remark

    Show marketing remark (990 chars)

    Welcome to this charming 1940s wood frame home nestled in the heart of Woodville, Texas. This historic residence offers a perfect blend of character and potential, boasting 2-3 bedrooms, 2 baths, and a wealth of original features. Upon entering, you are greeted by the allure of yesteryear w/ most rooms concealing original hardwood floors beneath the existing flooring. Beautiful poured glass windows in the front room. The kitchen is a delightful nod to the past, featuring an original farm sink. The home's grandeur is further enhanced by 12 and 10-foot ceilings throughout. While the property is in need of some tender loving care and updates, the potential for transformation and customization is endless. Outside, a large metal shop in the fenced backyard provides ample space for hobbies, storage, or creative pursuits. Whether you are a history enthusiast, a DIY-er or simply seeking a project to make your own mark, this home presents a canvas for you to bring your vision to life.

18. 2025-01-27
    soldstatus Closed

    Show marketing remark (990 chars)

    Welcome to this charming 1940s wood frame home nestled in the heart of Woodville, Texas. This historic residence offers a perfect blend of character and potential, boasting 2-3 bedrooms, 2 baths, and a wealth of original features. Upon entering, you are greeted by the allure of yesteryear w/ most rooms concealing original hardwood floors beneath the existing flooring. Beautiful poured glass windows in the front room. The kitchen is a delightful nod to the past, featuring an original farm sink. The home's grandeur is further enhanced by 12 and 10-foot ceilings throughout. While the property is in need of some tender loving care and updates, the potential for transformation and customization is endless. Outside, a large metal shop in the fenced backyard provides ample space for hobbies, storage, or creative pursuits. Whether you are a history enthusiast, a DIY-er or simply seeking a project to make your own mark, this home presents a canvas for you to bring your vision to life.

19. 2025-01-16
    status Pending

    Show marketing remark (990 chars)

    Welcome to this charming 1940s wood frame home nestled in the heart of Woodville, Texas. This historic residence offers a perfect blend of character and potential, boasting 2-3 bedrooms, 2 baths, and a wealth of original features. Upon entering, you are greeted by the allure of yesteryear w/ most rooms concealing original hardwood floors beneath the existing flooring. Beautiful poured glass windows in the front room. The kitchen is a delightful nod to the past, featuring an original farm sink. The home's grandeur is further enhanced by 12 and 10-foot ceilings throughout. While the property is in need of some tender loving care and updates, the potential for transformation and customization is endless. Outside, a large metal shop in the fenced backyard provides ample space for hobbies, storage, or creative pursuits. Whether you are a history enthusiast, a DIY-er or simply seeking a project to make your own mark, this home presents a canvas for you to bring your vision to life.

20. 2025-01-16
    status Pending 990-char remark

    Show marketing remark (990 chars)

    Welcome to this charming 1940s wood frame home nestled in the heart of Woodville, Texas. This historic residence offers a perfect blend of character and potential, boasting 2-3 bedrooms, 2 baths, and a wealth of original features. Upon entering, you are greeted by the allure of yesteryear w/ most rooms concealing original hardwood floors beneath the existing flooring. Beautiful poured glass windows in the front room. The kitchen is a delightful nod to the past, featuring an original farm sink. The home's grandeur is further enhanced by 12 and 10-foot ceilings throughout. While the property is in need of some tender loving care and updates, the potential for transformation and customization is endless. Outside, a large metal shop in the fenced backyard provides ample space for hobbies, storage, or creative pursuits. Whether you are a history enthusiast, a DIY-er or simply seeking a project to make your own mark, this home presents a canvas for you to bring your vision to life.

21. 2025-01-10
    price $89,000 990-char remark

    Show marketing remark (990 chars)

    Welcome to this charming 1940s wood frame home nestled in the heart of Woodville, Texas. This historic residence offers a perfect blend of character and potential, boasting 2-3 bedrooms, 2 baths, and a wealth of original features. Upon entering, you are greeted by the allure of yesteryear w/ most rooms concealing original hardwood floors beneath the existing flooring. Beautiful poured glass windows in the front room. The kitchen is a delightful nod to the past, featuring an original farm sink. The home's grandeur is further enhanced by 12 and 10-foot ceilings throughout. While the property is in need of some tender loving care and updates, the potential for transformation and customization is endless. Outside, a large metal shop in the fenced backyard provides ample space for hobbies, storage, or creative pursuits. Whether you are a history enthusiast, a DIY-er or simply seeking a project to make your own mark, this home presents a canvas for you to bring your vision to life.

22. 2025-01-10
    price $89,000

    Show marketing remark (990 chars)

    Welcome to this charming 1940s wood frame home nestled in the heart of Woodville, Texas. This historic residence offers a perfect blend of character and potential, boasting 2-3 bedrooms, 2 baths, and a wealth of original features. Upon entering, you are greeted by the allure of yesteryear w/ most rooms concealing original hardwood floors beneath the existing flooring. Beautiful poured glass windows in the front room. The kitchen is a delightful nod to the past, featuring an original farm sink. The home's grandeur is further enhanced by 12 and 10-foot ceilings throughout. While the property is in need of some tender loving care and updates, the potential for transformation and customization is endless. Outside, a large metal shop in the fenced backyard provides ample space for hobbies, storage, or creative pursuits. Whether you are a history enthusiast, a DIY-er or simply seeking a project to make your own mark, this home presents a canvas for you to bring your vision to life.

23. 2024-07-11
    price $109,000 990-char remark

    Show marketing remark (990 chars)

    Welcome to this charming 1940s wood frame home nestled in the heart of Woodville, Texas. This historic residence offers a perfect blend of character and potential, boasting 2-3 bedrooms, 2 baths, and a wealth of original features. Upon entering, you are greeted by the allure of yesteryear w/ most rooms concealing original hardwood floors beneath the existing flooring. Beautiful poured glass windows in the front room. The kitchen is a delightful nod to the past, featuring an original farm sink. The home's grandeur is further enhanced by 12 and 10-foot ceilings throughout. While the property is in need of some tender loving care and updates, the potential for transformation and customization is endless. Outside, a large metal shop in the fenced backyard provides ample space for hobbies, storage, or creative pursuits. Whether you are a history enthusiast, a DIY-er or simply seeking a project to make your own mark, this home presents a canvas for you to bring your vision to life.

24. 2024-07-11
    price $109,000

    Show marketing remark (990 chars)

    Welcome to this charming 1940s wood frame home nestled in the heart of Woodville, Texas. This historic residence offers a perfect blend of character and potential, boasting 2-3 bedrooms, 2 baths, and a wealth of original features. Upon entering, you are greeted by the allure of yesteryear w/ most rooms concealing original hardwood floors beneath the existing flooring. Beautiful poured glass windows in the front room. The kitchen is a delightful nod to the past, featuring an original farm sink. The home's grandeur is further enhanced by 12 and 10-foot ceilings throughout. While the property is in need of some tender loving care and updates, the potential for transformation and customization is endless. Outside, a large metal shop in the fenced backyard provides ample space for hobbies, storage, or creative pursuits. Whether you are a history enthusiast, a DIY-er or simply seeking a project to make your own mark, this home presents a canvas for you to bring your vision to life.

25. 2024-04-17
    listed $123,000 Active

    Show marketing remark (990 chars)

    Welcome to this charming 1940s wood frame home nestled in the heart of Woodville, Texas. This historic residence offers a perfect blend of character and potential, boasting 2-3 bedrooms, 2 baths, and a wealth of original features. Upon entering, you are greeted by the allure of yesteryear w/ most rooms concealing original hardwood floors beneath the existing flooring. Beautiful poured glass windows in the front room. The kitchen is a delightful nod to the past, featuring an original farm sink. The home's grandeur is further enhanced by 12 and 10-foot ceilings throughout. While the property is in need of some tender loving care and updates, the potential for transformation and customization is endless. Outside, a large metal shop in the fenced backyard provides ample space for hobbies, storage, or creative pursuits. Whether you are a history enthusiast, a DIY-er or simply seeking a project to make your own mark, this home presents a canvas for you to bring your vision to life.

26. 2024-04-17
    listed $123,000 Active 990-char remark

    Show marketing remark (990 chars)

    Welcome to this charming 1940s wood frame home nestled in the heart of Woodville, Texas. This historic residence offers a perfect blend of character and potential, boasting 2-3 bedrooms, 2 baths, and a wealth of original features. Upon entering, you are greeted by the allure of yesteryear w/ most rooms concealing original hardwood floors beneath the existing flooring. Beautiful poured glass windows in the front room. The kitchen is a delightful nod to the past, featuring an original farm sink. The home's grandeur is further enhanced by 12 and 10-foot ceilings throughout. While the property is in need of some tender loving care and updates, the potential for transformation and customization is endless. Outside, a large metal shop in the fenced backyard provides ample space for hobbies, storage, or creative pursuits. Whether you are a history enthusiast, a DIY-er or simply seeking a project to make your own mark, this home presents a canvas for you to bring your vision to life.

27. 2015-01-20
    soldstatus
28. 2015-01-19
    soldstatus
29. 2014-12-15
    listed $26,500
30. 2004-08-10
    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: $1,340 · $112/mo
• Projected year-2 tax: $2,233 · $186/mo
• Expected delta: +$892/yr (+$74/mo · 66.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 25 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: $19,184
• − Mortgage interest: −$6,834
• − Property taxes: −$1,340
• − Insurance: −$610
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$3,549
• Taxable income: $3,781
• Est. tax owed @ 24.0%: −$908
• After-tax cash flow: $4,620/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

+360.4% since first listed

16 events — show timeline

• 2025-10-31 Listed $122,000 Deep East Texas MLS
• 2025-01-29 Sold (Public Records) — Public Records
• 2025-01-27 Sold (MLS) — BBOR
• 2025-01-27 Sold (MLS) — HARMLS
• 2025-01-16 Pending — BBOR
• 2025-01-16 Pending — HARMLS
• 2025-01-10 Price Changed $89,000 HARMLS
• 2025-01-10 Price Changed $89,000 BBOR
• 2024-07-11 Price Changed $109,000 HARMLS
• 2024-07-11 Price Changed $109,000 BBOR
• 2024-04-17 Listed $123,000 BBOR
• 2024-04-17 Listed $123,000 HARMLS
• 2015-01-20 Sold (Public Records) — Public Records
• 2015-01-19 Sold (MLS) — BBOR
• 2014-12-15 Listed $26,500 BBOR
• 2004-08-10 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,340 · +20.3% YoY. Source: county tax records.