320 S Manson St · Wolfe City, TX 75496

$62,900

3 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 75 Days on market

Built 1960 7,013 sqft lot $57/sqft · 52% below area ↓ 3% since listing

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 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

Opportunity awaits in the heart of Wolfe City! This 3 bedroom, 1 full and a half bath home sits on a spacious corner double lot totaling .3214 acres, offering tons of potential for investors, flippers, or buyers ready to create their dream home. With approximately 1,100 square feet, this property is ready for a full rehab and is priced accordingly, bring your vision and your toolbox! The layout offers a solid starting point, and with some TLC, this home could be transformed into a charming and spacious home. Outside, you’ll find a covered back porch, a detached carport, a storm shelter, a storage metal building with a dirt floor, and an additional shed that could be repaired and put back to use. Situated on a large in town lot, the property provides room to expand, garden, or create outdoor living spaces. Whether you’re looking for your next investment project or a place to renovate and make your own, this property offers endless possibilities at an affordable price. Being sold as-is. Don’t miss this chance to bring new life to a property with great bones and plenty of potential!

Key facts

• Corner double lot
• Detached carport
• Storm shelter

Tags

• CORNER DOUBLE LOT
• COVERED BACK PORCH
• DETACHED CARPORT
• STORM SHELTER
• STORAGE METAL BUILDING
• ADDITIONAL SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $59k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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: schools C-, employment D, amenities 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.
• Market conditions: 71 active listings in the ZIP; 2 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 $7k of equity ($435 loan paydown + $6k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $17k (21%) 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 $59,126 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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.
6. 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.
7. 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: 1.82% ✓
• Cap rate: 14.40%
• Cash-on-cash: 28.94%
• DSCR: 2.29
• GRM: 4.6

CMA / ARV

• ARV (median comp): $130,762
• List price: $62,900
• Delta: -51.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
536 S Greenville St	0.35mi	3/2.0	1,102 (-0%)	11mo	$115,000	$104	74
105 W Dallas St	0.05mi	3/1.0	1,012 (-8%)	7mo	$120,279	$119	74
311 S Greenville St	0.28mi	4/2.0 (+1)	1,128 (+2%)	9mo	$79,000	$70	71
401 E Main St	0.32mi	3/2.0	1,190 (+8%)	12mo	$69,000	$58	62
206 S Preston St	0.16mi	2/2.0 (-1)	1,230 (+11%)	12mo	$145,000	$118	59
806 Edgewood St	0.44mi	3/1.0	1,020 (-8%)	21mo	$165,000	$162	45

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: 46.3%
• Equity multiple: 4.48×
• Total profit: $61,353
• Equity at exit: $56,665

10-year hold

• IRR: 40.2%
• Equity multiple: 10.06×
• Total profit: $159,490
• Equity at exit: $122,201

Cash invested: $17,612 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,144 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$123 /mo · $1,480/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $425

Break-even live

Break-even rent $607

Max offer price $62,900

Occupancy floor 58%

Sensitivity live

Price	-10% $460	-5% $443	+0% $425	+5% $407	+10% $389
Rent	-10% $334	-5% $380	+0% $425	+5% $470	+10% $515
Rate	-1.0pp $456	-0.5pp $441	base $425	+0.5pp $408	+1.0pp $392

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: $15,725
• Closing costs: $1,887
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 S Houston St Wolfe City, TX	2.0	1.0	1008	$1,095	$1.09	0d	1	0.24mi
507 S Houston St Wolfe City, TX	2.0	1.0	1200	$1,195	$1.00	45d	1	0.25mi

Listing history 20 events

1. 2026-06-21
   days on market $62,900 Active 75 DOM
2. 2026-06-18
   days on market $62,900 Active 72 DOM
3. 2026-06-17
   days on market $62,900 Active 71 DOM
4. 2026-06-16
   days on market $62,900 Active 70 DOM
5. 2026-06-15
   days on market $62,900 Active 69 DOM
6. 2026-06-13
   days on market $62,900 Active 67 DOM
7. 2026-06-09
   days on market $62,900 Active 63 DOM
8. 2026-06-08
   days on market $62,900 Active 62 DOM
9. 2026-06-07
   days on market $62,900 Active 61 DOM
10. 2026-06-04
    days on market $62,900 Active 58 DOM
11. 2026-06-03
    days on market $62,900 Active 57 DOM
12. 2026-06-02
    days on market $62,900 Active 56 DOM
13. 2026-06-01
    days on market $62,900 Active 55 DOM
14. 2026-05-31
    days on market $62,900 Active 54 DOM
15. 2026-05-05
    price $62,900 1117-char remark

    Show marketing remark (1117 chars)

    Opportunity awaits in the heart of Wolfe City! This 3 bedroom, 1 full and a half bath home sits on a spacious corner double lot totaling .3214 acres, offering tons of potential for investors, flippers, or buyers ready to create their dream home. With approximately 1,100 square feet, this property is ready for a full rehab and is priced accordingly, bring your vision and your toolbox! The layout offers a solid starting point, and with some TLC, this home could be transformed into a charming and spacious home. Outside, you’ll find a covered back porch, a detached carport, a storm shelter, a storage metal building with a dirt floor, and an additional shed that could be repaired and put back to use. Situated on a large in town lot, the property provides room to expand, garden, or create outdoor living spaces. Whether you’re looking for your next investment project or a place to renovate and make your own, this property offers endless possibilities at an affordable price. Being sold as-is. Don’t miss this chance to bring new life to a property with great bones and plenty of potential!

16. 2026-04-07
    listed $80,000 Active 1117-char remark

    Show marketing remark (1117 chars)

    Opportunity awaits in the heart of Wolfe City! This 3 bedroom, 1 full and a half bath home sits on a spacious corner double lot totaling .3214 acres, offering tons of potential for investors, flippers, or buyers ready to create their dream home. With approximately 1,100 square feet, this property is ready for a full rehab and is priced accordingly, bring your vision and your toolbox! The layout offers a solid starting point, and with some TLC, this home could be transformed into a charming and spacious home. Outside, you’ll find a covered back porch, a detached carport, a storm shelter, a storage metal building with a dirt floor, and an additional shed that could be repaired and put back to use. Situated on a large in town lot, the property provides room to expand, garden, or create outdoor living spaces. Whether you’re looking for your next investment project or a place to renovate and make your own, this property offers endless possibilities at an affordable price. Being sold as-is. Don’t miss this chance to bring new life to a property with great bones and plenty of potential!

17. 2019-05-08
    historical
18. 2019-04-04
    price $58,000
19. 2018-11-07
    listed $65,000 Active
20. 2017-06-16
    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: $1,480 · $123/mo
• Projected year-2 tax: $1,480 · $123/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: $13,734
• − Mortgage interest: −$3,523
• − Property taxes: −$1,480
• − Insurance: −$314
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$1,830
• Taxable income: $4,388
• Est. tax owed @ 24.0%: −$1,053
• After-tax cash flow: $4,043/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

-3.2% since first listed

6 events — show timeline

• 2026-05-05 Price Changed $62,900 NTREIS
• 2026-04-07 Listed $80,000 NTREIS
• 2019-05-08 Listing Removed — NTREIS
• 2019-04-04 Price Changed $58,000 NTREIS
• 2018-11-07 Listed $65,000 NTREIS
• 2017-06-16 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,480 · +9.9% YoY. Source: county tax records.