618 Temple St · Woodville, TX 75979

$170,000

3 bd · 2.0 ba · 2,210 sqft · SingleFamily public records · 89 Days on market

Built 1973 0.57 ac lot $77/sqft · 18% below area Est $207k · 18% under ↓ 10% since listing

---

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 +8.2/30.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks MLS

Charming home in the heart of Woodville offering space, comfort, and small-town appeal! This 3-bedroom, 2-bath brick home with an office features a durable metal roof and sits on over half an acre, providing plenty of room to enjoy both indoors and out. Step inside to find two spacious living areas filled with lots of natural light—perfect for entertaining, a game room, or a cozy second den. The open-concept kitchen flows seamlessly into the main living space, where a warm and inviting wood-burning fireplace serves as the focal point—ideal for cozy evenings at home. An inside utility room adds convenience and functionality to the layout. Outside, you’ll love the expansive, fenced-in backyard with room for pets, play, or gardening. The attached two-car garage provides additional storage and everyday ease. Enjoy the charm of small-town living while being close to schools, shopping, and local amenities. This property offers the perfect blend of space, functionality, and location.

Key facts

• Metal roof
• Open-concept kitchen
• Fenced-in backyard

Tags

• METAL ROOF
• FENCED-IN BACKYARD
• OPEN-CONCEPT KITCHEN
• WOOD-BURNING FIREPLACE
• INSIDE UTILITY ROOM
• TWO SPACIOUS LIVING AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (17.9% below list).
• Recommended offer: $140k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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 32% 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 $18k of equity ($1k loan paydown + $17k 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.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $139,543 (17.9% 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 89 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.82% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.06%
• DSCR: 0.82
• GRM: 10.2

CMA / ARV

• ARV (median comp): $206,538
• List price: $170,000
• Delta: -17.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1108 Barclay Ter	0.22mi	4/2.5 (+1)	2,184 (-1%)	8mo	$225,000	$103	75
700 W Dogwood St	0.30mi	4/2.0 (+1)	2,080 (-6%)	1mo	$299,000	$144	71
1016 N Nellius St	0.44mi	3/2.0	2,107 (-5%)	5mo	$275,000	$131	68
321 Temple St	0.22mi	3/2.5	1,998 (-10%)	18mo	$225,000	$113	57
415 W Bluff St	0.54mi	2/0.5 (-1)	2,079 (-6%)	3mo	$170,000	$82	51
710 N Reid St	0.41mi	3/2.0	1,904 (-14%)	23mo	$99,000	$52	39
1405 W Holly St	0.67mi	3/1.5	1,998 (-10%)	17mo	$189,000	$95	37
1602 W Bluff St	0.66mi	4/3.0 (+1)	2,106 (-5%)	22mo	$149,900	$71	34

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: 21.4%
• Equity multiple: 2.73×
• Total profit: $82,399
• Equity at exit: $153,149

10-year hold

• IRR: 19.4%
• Equity multiple: 6.27×
• Total profit: $250,872
• Equity at exit: $330,273

Cash invested: $47,600 (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 75979

• Home prices YoY: 20.6%
• Active inventory: 215
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$301 /mo · $3,614/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $-161

Break-even live

Break-even rent $1,599

Max offer price $141,533

Occupancy floor —

Sensitivity live

Price	-10% $-65	-5% $-113	+0% $-161	+5% $-209	+10% $-257
Rent	-10% $-271	-5% $-216	+0% $-161	+5% $-106	+10% $-51
Rate	-1.0pp $-76	-0.5pp $-118	base $-161	+0.5pp $-205	+1.0pp $-250

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $170,000 Active 89 DOM
2. 2026-06-17
   days on market $170,000 Active 88 DOM
3. 2026-06-16
   days on market $170,000 Active 87 DOM
4. 2026-06-15
   days on market $170,000 Active 86 DOM
5. 2026-06-14
   days on market $170,000 Active 84 DOM
6. 2026-06-10
   days on market $170,000 Active 81 DOM
7. 2026-06-09
   days on market $170,000 Active 80 DOM
8. 2026-06-08
   days on market $170,000 Active 79 DOM
9. 2026-06-07
   days on market $170,000 Active 78 DOM
10. 2026-06-03
    days on market $170,000 Active 74 DOM
11. 2026-06-02
    days on market $170,000 Active 73 DOM
12. 2026-06-01
    days on market $170,000 Active 72 DOM
13. 2026-05-31
    days on market $170,000 Active 71 DOM
14. 2026-05-31
    days on market $170,000 Active 70 DOM
15. 2026-04-02
    price $170,000 1018-char remark

    Show marketing remark (1009 chars)

    Charming home in the heart of Woodville offering space, comfort, and small-town appeal! This 3-bedroom, 2-bath brick home with an office features a durable metal roof and sits on over half an acre, providing plenty of room to enjoy both indoors and out. Step inside to find two spacious living areas filled with lots of natural light—perfect for entertaining, a game room, or a cozy second den. The open-concept kitchen flows seamlessly into the main living space, where a warm and inviting wood-burning fireplace serves as the focal point—ideal for cozy evenings at home. An inside utility room adds convenience and functionality to the layout. Outside, you’ll love the expansive, fenced-in backyard with room for pets, play, or gardening. The attached two-car garage provides additional storage and everyday ease. Enjoy the charm of small-town living while being close to schools, shopping, and local amenities. This property offers the perfect blend of space, functionality, and location.

16. 2026-04-02
    price $170,000 1009-char remark

    Show marketing remark (1009 chars)

    Charming home in the heart of Woodville offering space, comfort, and small-town appeal! This 3-bedroom, 2-bath brick home with an office features a durable metal roof and sits on over half an acre, providing plenty of room to enjoy both indoors and out. Step inside to find two spacious living areas filled with lots of natural light—perfect for entertaining, a game room, or a cozy second den. The open-concept kitchen flows seamlessly into the main living space, where a warm and inviting wood-burning fireplace serves as the focal point—ideal for cozy evenings at home. An inside utility room adds convenience and functionality to the layout. Outside, you’ll love the expansive, fenced-in backyard with room for pets, play, or gardening. The attached two-car garage provides additional storage and everyday ease. Enjoy the charm of small-town living while being close to schools, shopping, and local amenities. This property offers the perfect blend of space, functionality, and location.

17. 2026-03-21
    listed $189,000 Active 1018-char remark

    Show marketing remark (1018 chars)

    Charming home in the heart of Woodville offering space, comfort, and small-town appeal! This 3-bedroom, 2-bath brick home with an office features a durable metal roof and sits on over half an acre, providing plenty of room to enjoy both indoors and out. Step inside to find two spacious living areas filled with lots of natural light—perfect for entertaining, a game room, or a cozy second den. The open-concept kitchen flows seamlessly into the main living space, where a warm and inviting wood-burning fireplace serves as the focal point—ideal for cozy evenings at home. An inside utility room adds convenience and functionality to the layout. Outside, you’ll love the expansive, fenced-in backyard with room for pets, play, or gardening. The attached two-car garage provides additional storage and everyday ease. Enjoy the charm of small-town living while being close to schools, shopping, and local amenities. This property offers the perfect blend of space, functionality, and location.

18. 2026-02-21
    listed $189,000 Active 1009-char remark

    Show marketing remark (1009 chars)

    Charming home in the heart of Woodville offering space, comfort, and small-town appeal! This 3-bedroom, 2-bath brick home with an office features a durable metal roof and sits on over half an acre, providing plenty of room to enjoy both indoors and out. Step inside to find two spacious living areas filled with lots of natural light—perfect for entertaining, a game room, or a cozy second den. The open-concept kitchen flows seamlessly into the main living space, where a warm and inviting wood-burning fireplace serves as the focal point—ideal for cozy evenings at home. An inside utility room adds convenience and functionality to the layout. Outside, you’ll love the expansive, fenced-in backyard with room for pets, play, or gardening. The attached two-car garage provides additional storage and everyday ease. Enjoy the charm of small-town living while being close to schools, shopping, and local amenities. This property offers the perfect blend of space, functionality, and location.

ⓘ 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: $3,614 · $301/mo
• Projected year-2 tax: $3,614 · $301/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 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: $16,745
• − Mortgage interest: −$9,523
• − Property taxes: −$3,614
• − Insurance: −$850
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$4,945
• Taxable loss: −$4,867
• Est. tax savings @ 24.0%: +$1,168
• After-tax cash flow: $-766/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

-10.1% since first listed

4 events — show timeline

• 2026-04-02 Price Changed $170,000 HARMLS
• 2026-04-02 Price Changed $170,000 BBOR
• 2026-03-21 Listed $189,000 HARMLS
• 2026-02-21 Listed $189,000 BBOR

Property tax history

+12.1%/yr

Latest (2025): $3,614 · -1.3% YoY. Source: county tax records.