343 Fm 1819 · Wells, TX 75976

$80,000

3 bd · 1.0 ba · 1,118 sqft · SingleFamily · 44 Days on market

Built 1972 Fair condition 0.97 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Appreciation +4.6/10.0
• Schools +3.9/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Situated on approximately one acre in Wells, Texas, this property presents a strong opportunity for investors or buyers looking to complete a renovation project. The home is built on a slab and offers three bedrooms along with a carport, providing a solid slab foundation and layout to work with. The interior has already been gutted, giving a clean slate for your vision and eliminating much of the initial demo work. With renovations needed to bring it back to livable condition, this property is ideal for a fix and flip, long term rental, or even a personal project for someone looking to build equity. With its manageable size, existing structure, and ample lot space, there is plenty of potential to transform this property into a finished product that fits your investment goals. If you are looking for your next project in a quiet East Texas setting, this is one worth taking a look at.

Key facts

• One acre
• Ample lot space
• 0.97 acre lot

Tags

• ONE ACRE
• AMPLE LOT SPACE
• QUIET EAST TEXAS SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,378 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools D, crime F, amenities F.
• Wells ISD (rural): math 45% / reading 45% proficiency, ranked #590 of 1,141 in TX (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 39 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $553 of loan paydown is wiped out by about $573 of value loss. Plan a longer hold.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.37% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.61%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 1.66×
• Total profit: $14,764
• Equity at exit: $20,406

10-year hold

• IRR: 19.8%
• Equity multiple: 3.05×
• Total profit: $45,936
• Equity at exit: $22,376

Cash invested: $22,400 (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 75976

• Home prices YoY: -0.9%
• Active inventory: 10
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $310

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 67%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-04-06
   listed $80,000 Active 894-char remark

   Show marketing remark (894 chars)

   Situated on approximately one acre in Wells, Texas, this property presents a strong opportunity for investors or buyers looking to complete a renovation project. The home is built on a slab and offers three bedrooms along with a carport, providing a solid slab foundation and layout to work with. The interior has already been gutted, giving a clean slate for your vision and eliminating much of the initial demo work. With renovations needed to bring it back to livable condition, this property is ideal for a fix and flip, long term rental, or even a personal project for someone looking to build equity. With its manageable size, existing structure, and ample lot space, there is plenty of potential to transform this property into a finished product that fits your investment goals. If you are looking for your next project in a quiet East Texas setting, this is one worth taking a look at.

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

Taxation est. · year 1

• Rental income: $13,106
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$2,327
• Taxable income: $2,601
• Est. tax owed @ 24.0%: −$624
• After-tax cash flow: $3,095/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 · 13 photos

Fair 45/100 Extensive rehab

This property requires extensive repairs and maintenance, including roof replacement, exterior siding repair and painting, flooring replacement, interior wall repair and painting, and HVAC system replacement. The home's location and manageable size make it an ideal fix-and-flip project.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior siding — The exterior siding shows signs of wear and discoloration, and the foundation appears uneven.
• Major flooring — The flooring in the interior appears to be in poor condition, with visible wear and tear.
• Major interior walls — The interior walls show signs of wear and discoloration, and the paint appears to be peeling in places.
• Major HVAC system — The HVAC system appears to be old and may need replacement.

Value-add opportunities

• Both roof replacement — A new roof will improve the home's appearance and increase its value for both resale and rental.
• Both exterior siding repair and painting — Repairing and repainting the exterior siding will improve the home's curb appeal and increase its value for both resale and rental.
• Both flooring replacement — Replacing the flooring will improve the home's appearance and increase its value for both resale and rental.
• Both interior wall repair and painting — Repairing and repainting the interior walls will improve the home's appearance and increase its value for both resale and rental.
• Both HVAC system replacement — Replacing the HVAC system will improve the home's comfort and energy efficiency, increasing its value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
exterior siding · The exterior siding shows signs of wear and discoloration, and the foundation appears uneven.	Major	$15,000–50,000
flooring · The flooring in the interior appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
interior walls · The interior walls show signs of wear and discoloration, and the paint appears to be peeling in places.	Major	$15,000–50,000
HVAC system · The HVAC system appears to be old and may need replacement.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both roof replacement — A new roof will improve the home's appearance and increase its value for both resale and rental. ↑
• Both exterior siding repair and painting — Repairing and repainting the exterior siding will improve the home's curb appeal and increase its value for both resale and rental. ↑
• Both flooring replacement — Replacing the flooring will improve the home's appearance and increase its value for both resale and rental. ↑
• Both interior wall repair and painting — Repairing and repainting the interior walls will improve the home's appearance and increase its value for both resale and rental. ↑
• Both HVAC system replacement — Replacing the HVAC system will improve the home's comfort and energy efficiency, increasing its value for both resale and rental. ↑

ⓘ 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: Wells ISD
• NCES district ID: 4844940
• Math proficiency: 45% ▲ 10.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $35,435
• Composite: 39.47/100
• National rank: #8112
• State rank: #590 of 1141 in TX

Livability — Wells

• Score: 54/100
• State rank: #1378
• US rank: #23728

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,201

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 51,949 people
• By 2030: 51,984 · +0.1%
• By 2040: 51,780 · -0.3%
• By 2050: 51,085 · -1.7%
• By 2075: 47,418 · -8.7%
• By 2100: 39,464 · -24.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 11% Two or more races 11% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Czech 3% Slovak 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+62.7) · D 18.3% · R 80.9%
• 2008→2024 swing: -19.5pp toward R · 2008: -43.2pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+55.8 2016: R+56.5 2012: R+51.0 2008: R+43.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.72%
• Current HPI: 77.5328
• 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

• 2026-04-06 Listed $80,000 GTAR