288 County Road 1858 · Yantis, TX 75497

$220,000

3 bd · 2.0 ba · 2,205 sqft · SingleFamily public records · 216 Days on market

Built 1988 2.00 ac lot $100/sqft · 49% below area Est $427k · 49% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +4.9/30.0
• Schools +3.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Escape to peaceful country living near Lake Fork with this move in ready ranch style home set on a beautiful wooded 2 acre lot in Yantis Texas. Offering 3 bedrooms 2 bathrooms and over 2200 square feet of living space this charming home provides plenty of room to relax and enjoy nature. The spacious interior includes two living areas an open kitchen with an electric cooktop built in features and a walk in pantry plus a primary suite with a walk in closet. Enjoy comfort year round with central heating and cooling ceiling fans and a durable metal roof. Outdoor living is a dream with a covered front porch open back patio and a large backyard surrounded by mature trees. Additional amenities include a detached 32x24 garage workshop circular driveway and RV or boat parking perfect for Lake Fork enthusiasts. With no known restrictions and located in Yantis ISD this property offers the perfect blend of comfort space and freedom. Don't hesitate schedule your private showing before its too late.

Key facts

• Wooded lot
• Primary suite
• Two living areas

Tags

• WOODED LOT
• TWO LIVING AREAS
• OPEN KITCHEN
• WALK IN PANTRY
• PRIMARY SUITE
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-525 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (42.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (41.2% below list).
• Recommended offer: $127k (42.2% below list) — sets the bar for cash-flow.
• Cap rate 3.4% vs local median 0.8% in Yantis — 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 56/100 on livability (#1,293 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Yantis ISD (rural): math 38% / reading 44% proficiency, ranked #660 of 1,141 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Yantis El (math 47% / reading 47%, grade D-, #1,006 of 4,322 statewide, top 25%, 192 students, 78% FRL); Yantis School (math 22% / reading 27%, grade F, #1,264 of 1,632 statewide, top 82%, 195 students, 64% FRL) — zoned schools average 71% FRL vs 50% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 138 active listings in the ZIP; 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $20k (8%) 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,216 (42.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.59% ✗
• Cap rate: 3.43%
• Cash-on-cash: -10.23%
• DSCR: 0.54
• GRM: 14.2

CMA / ARV

• ARV (median comp): $427,380
• List price: $220,000
• Delta: -48.52%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.1%
• Equity multiple: 2.40×
• Total profit: $86,402
• Equity at exit: $198,193

10-year hold

• IRR: 16.2%
• Equity multiple: 5.56×
• Total profit: $280,819
• Equity at exit: $427,412

Cash invested: $61,600 (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 75497

• Home prices YoY: 10.8%
• Active inventory: 138
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$303 /mo · $3,631/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $-525

Break-even live

Break-even rent $1,959

Max offer price $127,216

Occupancy floor —

Sensitivity live

Price	-10% $-401	-5% $-463	+0% $-525	+5% $-587	+10% $-650
Rent	-10% $-627	-5% $-576	+0% $-525	+5% $-474	+10% $-423
Rate	-1.0pp $-414	-0.5pp $-469	base $-525	+0.5pp $-582	+1.0pp $-640

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-05-19
   status Pending 1000-char remark

   Show marketing remark (1000 chars)

   Escape to peaceful country living near Lake Fork with this move in ready ranch style home set on a beautiful wooded 2 acre lot in Yantis Texas. Offering 3 bedrooms 2 bathrooms and over 2200 square feet of living space this charming home provides plenty of room to relax and enjoy nature. The spacious interior includes two living areas an open kitchen with an electric cooktop built in features and a walk in pantry plus a primary suite with a walk in closet. Enjoy comfort year round with central heating and cooling ceiling fans and a durable metal roof. Outdoor living is a dream with a covered front porch open back patio and a large backyard surrounded by mature trees. Additional amenities include a detached 32x24 garage workshop circular driveway and RV or boat parking perfect for Lake Fork enthusiasts. With no known restrictions and located in Yantis ISD this property offers the perfect blend of comfort space and freedom. Don't hesitate schedule your private showing before its too late.

2. 2026-05-09
   historical Active Option Contract 1000-char remark

   Show marketing remark (1000 chars)

   Escape to peaceful country living near Lake Fork with this move in ready ranch style home set on a beautiful wooded 2 acre lot in Yantis Texas. Offering 3 bedrooms 2 bathrooms and over 2200 square feet of living space this charming home provides plenty of room to relax and enjoy nature. The spacious interior includes two living areas an open kitchen with an electric cooktop built in features and a walk in pantry plus a primary suite with a walk in closet. Enjoy comfort year round with central heating and cooling ceiling fans and a durable metal roof. Outdoor living is a dream with a covered front porch open back patio and a large backyard surrounded by mature trees. Additional amenities include a detached 32x24 garage workshop circular driveway and RV or boat parking perfect for Lake Fork enthusiasts. With no known restrictions and located in Yantis ISD this property offers the perfect blend of comfort space and freedom. Don't hesitate schedule your private showing before its too late.

3. 2026-02-17
   price $220,000 1000-char remark

   Show marketing remark (1000 chars)

   Escape to peaceful country living near Lake Fork with this move in ready ranch style home set on a beautiful wooded 2 acre lot in Yantis Texas. Offering 3 bedrooms 2 bathrooms and over 2200 square feet of living space this charming home provides plenty of room to relax and enjoy nature. The spacious interior includes two living areas an open kitchen with an electric cooktop built in features and a walk in pantry plus a primary suite with a walk in closet. Enjoy comfort year round with central heating and cooling ceiling fans and a durable metal roof. Outdoor living is a dream with a covered front porch open back patio and a large backyard surrounded by mature trees. Additional amenities include a detached 32x24 garage workshop circular driveway and RV or boat parking perfect for Lake Fork enthusiasts. With no known restrictions and located in Yantis ISD this property offers the perfect blend of comfort space and freedom. Don't hesitate schedule your private showing before its too late.

4. 2025-11-20
   price $230,000 1000-char remark

   Show marketing remark (1000 chars)

   Escape to peaceful country living near Lake Fork with this move in ready ranch style home set on a beautiful wooded 2 acre lot in Yantis Texas. Offering 3 bedrooms 2 bathrooms and over 2200 square feet of living space this charming home provides plenty of room to relax and enjoy nature. The spacious interior includes two living areas an open kitchen with an electric cooktop built in features and a walk in pantry plus a primary suite with a walk in closet. Enjoy comfort year round with central heating and cooling ceiling fans and a durable metal roof. Outdoor living is a dream with a covered front porch open back patio and a large backyard surrounded by mature trees. Additional amenities include a detached 32x24 garage workshop circular driveway and RV or boat parking perfect for Lake Fork enthusiasts. With no known restrictions and located in Yantis ISD this property offers the perfect blend of comfort space and freedom. Don't hesitate schedule your private showing before its too late.

5. 2025-10-15
   listed $240,000 Active 1000-char remark

   Show marketing remark (1000 chars)

   Escape to peaceful country living near Lake Fork with this move in ready ranch style home set on a beautiful wooded 2 acre lot in Yantis Texas. Offering 3 bedrooms 2 bathrooms and over 2200 square feet of living space this charming home provides plenty of room to relax and enjoy nature. The spacious interior includes two living areas an open kitchen with an electric cooktop built in features and a walk in pantry plus a primary suite with a walk in closet. Enjoy comfort year round with central heating and cooling ceiling fans and a durable metal roof. Outdoor living is a dream with a covered front porch open back patio and a large backyard surrounded by mature trees. Additional amenities include a detached 32x24 garage workshop circular driveway and RV or boat parking perfect for Lake Fork enthusiasts. With no known restrictions and located in Yantis ISD this property offers the perfect blend of comfort space and freedom. Don't hesitate schedule your private showing before its too late.

6. 2022-05-06
   soldstatus Closed 399-char remark

   Show marketing remark (399 chars)

   LOCATED LESS THAN 5 MINUTES TO FAMOUS LAKE FORK. Great Lake Country Home features 3 Roomy Bedrooms, 2 Bathrooms, 2 Living Areas. Home is Move-In Ready. Wooded 2 acres. Metal Roof, Covered Front Porch, Open Back Patio, Detached 32 X 24 Garage Workshop and 24 X 23, Double Carport. No Known Restrictions. Don't Hesitate, Schedule your appointment before it's too late. Buyer to verify all information.

7. 2022-05-06
   soldstatus

   Show marketing remark (399 chars)

   LOCATED LESS THAN 5 MINUTES TO FAMOUS LAKE FORK. Great Lake Country Home features 3 Roomy Bedrooms, 2 Bathrooms, 2 Living Areas. Home is Move-In Ready. Wooded 2 acres. Metal Roof, Covered Front Porch, Open Back Patio, Detached 32 X 24 Garage Workshop and 24 X 23, Double Carport. No Known Restrictions. Don't Hesitate, Schedule your appointment before it's too late. Buyer to verify all information.

8. 2022-05-06
   soldstatus

   Show marketing remark (399 chars)

   LOCATED LESS THAN 5 MINUTES TO FAMOUS LAKE FORK. Great Lake Country Home features 3 Roomy Bedrooms, 2 Bathrooms, 2 Living Areas. Home is Move-In Ready. Wooded 2 acres. Metal Roof, Covered Front Porch, Open Back Patio, Detached 32 X 24 Garage Workshop and 24 X 23, Double Carport. No Known Restrictions. Don't Hesitate, Schedule your appointment before it's too late. Buyer to verify all information.

9. 2022-04-22
   status Pending 399-char remark

   Show marketing remark (399 chars)

   LOCATED LESS THAN 5 MINUTES TO FAMOUS LAKE FORK. Great Lake Country Home features 3 Roomy Bedrooms, 2 Bathrooms, 2 Living Areas. Home is Move-In Ready. Wooded 2 acres. Metal Roof, Covered Front Porch, Open Back Patio, Detached 32 X 24 Garage Workshop and 24 X 23, Double Carport. No Known Restrictions. Don't Hesitate, Schedule your appointment before it's too late. Buyer to verify all information.

10. 2022-04-22
    listed $249,000

    Show marketing remark (399 chars)

    LOCATED LESS THAN 5 MINUTES TO FAMOUS LAKE FORK. Great Lake Country Home features 3 Roomy Bedrooms, 2 Bathrooms, 2 Living Areas. Home is Move-In Ready. Wooded 2 acres. Metal Roof, Covered Front Porch, Open Back Patio, Detached 32 X 24 Garage Workshop and 24 X 23, Double Carport. No Known Restrictions. Don't Hesitate, Schedule your appointment before it's too late. Buyer to verify all information.

11. 2022-04-16
    listed $249,000 Active 399-char remark

    Show marketing remark (399 chars)

    LOCATED LESS THAN 5 MINUTES TO FAMOUS LAKE FORK. Great Lake Country Home features 3 Roomy Bedrooms, 2 Bathrooms, 2 Living Areas. Home is Move-In Ready. Wooded 2 acres. Metal Roof, Covered Front Porch, Open Back Patio, Detached 32 X 24 Garage Workshop and 24 X 23, Double Carport. No Known Restrictions. Don't Hesitate, Schedule your appointment before it's too late. Buyer to verify all information.

12. 2021-08-23
    soldstatus
13. 2021-08-20
    soldstatus
14. 2021-08-20
    soldstatus Sold
15. 2021-06-22
    status Pending
16. 2021-06-16
    historical Active Option Contract
17. 2021-06-15
    listed $209,900
18. 2021-06-10
    listed $209,900 Active
19. 2014-03-14
    soldstatus
20. 2014-03-10
    soldstatus
21. 2014-02-20
    listed $79,900
22. 2012-07-16
    soldstatus
23. 2004-01-20
    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: $3,631 · $303/mo
• Projected year-2 tax: $4,026 · $336/mo
• Expected delta: +$395/yr (+$33/mo · 10.9%)

ⓘ 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 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,534
• − Mortgage interest: −$12,323
• − Property taxes: −$3,631
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$6,400
• Taxable loss: −$10,405
• Est. tax savings @ 24.0%: +$2,497
• After-tax cash flow: $-3,806/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: Yantis ISD
• NCES district ID: 4846590
• Math proficiency: 38% ▲ 1.00%
• Reading proficiency: 44% ▲ 3.00%
• Median HH income: $50,900
• Composite: 37.78/100
• National rank: #8742
• State rank: #660 of 1141 in TX

Livability — Yantis

• Score: 56/100
• State rank: #1293
• US rank: #22462

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,794
• Population (ZIP): 3,794

Population outlook (Wood County) Hauer SSP2

• Today (2025): 46,480 people
• By 2030: 47,796 · +2.8%
• By 2040: 50,142 · +7.9%
• By 2050: 52,122 · +12.1%
• By 2075: 57,033 · +22.7%
• By 2100: 56,418 · +21.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Slovak 3% Lithuanian 3%
• Foreign-born: 4%
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Wood

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.6%
• 2008→2024 swing: -15.5pp toward R · 2008: -54.2pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+68.2 2016: R+70.0 2012: R+64.2 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.09%
• Current HPI: 278.18
• 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

+175.3% since first listed

23 events — show timeline

• 2026-05-19 Pending — NTREIS
• 2026-05-09 Contingent — NTREIS
• 2026-02-17 Price Changed $220,000 NTREIS
• 2025-11-20 Price Changed $230,000 NTREIS
• 2025-10-15 Listed $240,000 NTREIS
• 2022-05-06 Sold (Public Records) — Public Records
• 2022-05-06 Sold (MLS) — GTAR
• 2022-05-06 Sold (MLS) — NTREIS
• 2022-04-22 Pending — NTREIS
• 2022-04-22 Listed $249,000 GTAR
• 2022-04-16 Listed $249,000 NTREIS
• 2021-08-23 Sold (Public Records) — Public Records
• 2021-08-20 Sold (MLS) — NTREIS
• 2021-08-20 Sold (MLS) — GTAR
• 2021-06-22 Pending — NTREIS
• 2021-06-16 Contingent — NTREIS
• 2021-06-15 Listed $209,900 GTAR
• 2021-06-10 Listed $209,900 NTREIS
• 2014-03-14 Sold (Public Records) — Public Records
• 2014-03-10 Sold (MLS) — GTAR
• 2014-02-20 Listed $79,900 GTAR
• 2012-07-16 Sold (Public Records) — Public Records
• 2004-01-20 Sold (Public Records) — Public Records

Property tax history

+9.5%/yr

Latest (2025): $3,631 · +8.7% YoY. Source: county tax records.