TBD Mlk Dr · Woodville, TX 75979

$24,900

3 bd · 2.0 ba · 1,584 sqft · SingleFamily · 509 Days on market

Built 1950 0.39 ac lot $16/sqft · 83% below area ↓ 50% since listing

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Fantastic opportunity to customize this Single-Family property on TBD MLK Dr. Gutted to the studs, this 3 bed, 2 bath home is waiting for your special touch. Purchase the home alone or with two additional lots, totaling almost one acre. City water and sewer are ready at the street, saving you the cost of a septic and well. Built in 1950, this property offers 1584 sq ft of potential in a convenient location close to all amenities. Don't miss out on this handyman special with endless possibilities.

Key facts

• 0.39 acre lot
• Built 1950
• Listed 509 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $942 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 51.7% 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 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 $3k of equity ($172 loan paydown + $2k 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 509 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $21,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 509 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 5.67% ✓
• Cap rate: 51.71%
• Cash-on-cash: 162.20%
• DSCR: 8.22
• GRM: 1.5

CMA / ARV

• ARV (median comp): $143,685
• List price: $24,900
• Delta: -82.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 W Walt Davis Dr W	0.35mi	3/2.0	1,594 (+1%)	2mo	$170,000	$107	81
403 S Magnolia St	0.34mi	2/1.0 (-1)	1,610 (+2%)	22mo	$157,000	$98	54
500 W Holly St	0.17mi	2/1.0 (-1)	1,790 (+13%)	10mo	$190,000	$106	53
910 W Dogwood St	0.55mi	3/2.0	1,696 (+7%)	20mo	$209,000	$123	46
503 N Nellius	0.54mi	3/1.0	1,805 (+14%)	20mo	$195,000	$108	31

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: —
• Equity multiple: 11.56×
• Total profit: $73,602
• Equity at exit: $22,432

10-year hold

• IRR: —
• Equity multiple: 25.32×
• Total profit: $169,590
• Equity at exit: $48,375

Cash invested: $6,972 (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: 1.5×

Monthly cashflow live

• Estimated rent: $1,411 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $374/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $942

Break-even live

Break-even rent $218

Max offer price $24,900

Occupancy floor 28%

Sensitivity live

Price	-10% $960	-5% $951	+0% $942	+5% $934	+10% $925
Rent	-10% $831	-5% $887	+0% $942	+5% $998	+10% $1,054
Rate	-1.0pp $955	-0.5pp $949	base $942	+0.5pp $936	+1.0pp $929

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $24,900 Active 509 DOM
2. 2026-06-17
   days on market $24,900 Active 508 DOM
3. 2026-06-16
   days on market $24,900 Active 507 DOM
4. 2026-06-15
   days on market $24,900 Active 506 DOM
5. 2026-06-14
   days on market $24,900 Active 504 DOM
6. 2026-06-10
   days on market $24,900 Active 501 DOM
7. 2026-06-09
   days on market $24,900 Active 500 DOM
8. 2026-06-08
   days on market $24,900 Active 499 DOM
9. 2026-06-07
   days on market $24,900 Active 498 DOM
10. 2026-06-03
    days on market $24,900 Active 494 DOM
11. 2026-06-02
    days on market $24,900 Active 493 DOM
12. 2026-06-01
    days on market $24,900 Active 492 DOM
13. 2026-05-31
    days on market $24,900 Active 491 DOM
14. 2026-05-31
    days on market $24,900 Active 490 DOM
15. 2025-12-31
    status Active 501-char remark

    Show marketing remark (501 chars)

    Fantastic opportunity to customize this Single-Family property on TBD MLK Dr. Gutted to the studs, this 3 bed, 2 bath home is waiting for your special touch. Purchase the home alone or with two additional lots, totaling almost one acre. City water and sewer are ready at the street, saving you the cost of a septic and well. Built in 1950, this property offers 1584 sq ft of potential in a convenient location close to all amenities. Don't miss out on this handyman special with endless possibilities.

16. 2025-12-26
    status Pending 501-char remark

    Show marketing remark (501 chars)

    Fantastic opportunity to customize this Single-Family property on TBD MLK Dr. Gutted to the studs, this 3 bed, 2 bath home is waiting for your special touch. Purchase the home alone or with two additional lots, totaling almost one acre. City water and sewer are ready at the street, saving you the cost of a septic and well. Built in 1950, this property offers 1584 sq ft of potential in a convenient location close to all amenities. Don't miss out on this handyman special with endless possibilities.

17. 2025-12-18
    status Pending 501-char remark

    Show marketing remark (501 chars)

    Fantastic opportunity to customize this Single-Family property on TBD MLK Dr. Gutted to the studs, this 3 bed, 2 bath home is waiting for your special touch. Purchase the home alone or with two additional lots, totaling almost one acre. City water and sewer are ready at the street, saving you the cost of a septic and well. Built in 1950, this property offers 1584 sq ft of potential in a convenient location close to all amenities. Don't miss out on this handyman special with endless possibilities.

18. 2025-11-12
    price $24,900 501-char remark

    Show marketing remark (501 chars)

    Fantastic opportunity to customize this Single-Family property on TBD MLK Dr. Gutted to the studs, this 3 bed, 2 bath home is waiting for your special touch. Purchase the home alone or with two additional lots, totaling almost one acre. City water and sewer are ready at the street, saving you the cost of a septic and well. Built in 1950, this property offers 1584 sq ft of potential in a convenient location close to all amenities. Don't miss out on this handyman special with endless possibilities.

19. 2025-08-21
    price $29,500 501-char remark

    Show marketing remark (501 chars)

    Fantastic opportunity to customize this Single-Family property on TBD MLK Dr. Gutted to the studs, this 3 bed, 2 bath home is waiting for your special touch. Purchase the home alone or with two additional lots, totaling almost one acre. City water and sewer are ready at the street, saving you the cost of a septic and well. Built in 1950, this property offers 1584 sq ft of potential in a convenient location close to all amenities. Don't miss out on this handyman special with endless possibilities.

20. 2025-06-03
    price $34,900 501-char remark

    Show marketing remark (501 chars)

    Fantastic opportunity to customize this Single-Family property on TBD MLK Dr. Gutted to the studs, this 3 bed, 2 bath home is waiting for your special touch. Purchase the home alone or with two additional lots, totaling almost one acre. City water and sewer are ready at the street, saving you the cost of a septic and well. Built in 1950, this property offers 1584 sq ft of potential in a convenient location close to all amenities. Don't miss out on this handyman special with endless possibilities.

21. 2025-01-20
    listed $49,900 Active 501-char remark

    Show marketing remark (501 chars)

    Fantastic opportunity to customize this Single-Family property on TBD MLK Dr. Gutted to the studs, this 3 bed, 2 bath home is waiting for your special touch. Purchase the home alone or with two additional lots, totaling almost one acre. City water and sewer are ready at the street, saving you the cost of a septic and well. Built in 1950, this property offers 1584 sq ft of potential in a convenient location close to all amenities. Don't miss out on this handyman special with endless possibilities.

ⓘ 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 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: $16,928
• − Mortgage interest: −$1,395
• − Property taxes: −$374
• − Insurance: −$124
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$724
• Taxable income: $11,603
• Est. tax owed @ 24.0%: −$2,785
• After-tax cash flow: $8,524/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

-50.1% since first listed

7 events — show timeline

• 2025-12-31 Relisted — HARMLS
• 2025-12-26 Pending — HARMLS
• 2025-12-18 Pending — HARMLS
• 2025-11-12 Price Changed $24,900 HARMLS
• 2025-08-21 Price Changed $29,500 HARMLS
• 2025-06-03 Price Changed $34,900 HARMLS
• 2025-01-20 Listed $49,900 HARMLS