410 S Preston St · Wolfe City, TX 75496

$184,900

3 bd · 2.0 ba · 2,006 sqft · SingleFamily public records · 89 Days on market

Built 1950 0.32 ac lot $92/sqft · 13% below area Est $212k · 13% under

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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 +13.8/30.0
• ARV discount +13.3/15.0
• Appreciation +10.0/10.0
• 1% rule +4.2/10.0
• DSCR +4.2/10.0
• 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

Step into space, character, and opportunity in Wolfe City, Texas. This affordable home with generous square footage offers the charm of a 1950s-built property while featuring several important updates that provide peace of mind for today’s buyers. Many of the original features remain, preserving the timeless character that makes older homes so special. At the same time, major improvements have already been completed, including updated electrical (3 years ago), a durable metal roof, regularly serviced central heat and air, and fresh exterior paint completed just 6 months ago. Inside, the floorplan offers room to grow and adapt to any lifestyle. You'll find a dedicated office, a spacious eat-in kitchen perfect for gathering, and flexible living spaces that can easily accommodate work-from-home needs, hobbies, or additional living areas. Outside, the property continues to impress with a fenced yard and a large workshop with electricity, ideal for projects, storage, or small business use. Located in the charming small town of Wolfe City, known for its welcoming community and highly regarded school district, this property offers small-town living while still being within driving distance of larger nearby cities. With a little imagination, this property could become a beautifully restored vintage home full of historic charm. Whether you're a first-time buyer, investor, or someone who appreciates the character of older homes, 410 S Preston presents a rare opportunity to create something truly special.

Key facts

• Durable metal roof
• Updated electrical
• Fenced yard

Tags

• UPDATED ELECTRICAL
• DURABLE METAL ROOF
• FENCED YARD
• DEDICATED OFFICE
• SPACIOUS EAT-IN KITCHEN
• FLEXIBLE LIVING SPACES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $16 ($191/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (8.1% below list).
• Recommended offer: $170k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 1 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 $20k of equity ($1k loan paydown + $18k 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 $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 89 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $86k; list at $185k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,000 (8.1% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 8% 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. 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: 0.92% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 9.1

CMA / ARV

• ARV (median comp): $212,386
• List price: $184,900
• Delta: -12.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 S Mill St	0.24mi	3/2.0	1,831 (-9%)	1mo	$229,900	$126	74
104 W Warren St	0.69mi	3/3.0	2,048 (+2%)	16mo	$415,000	$203	47
815 Nob Hl	0.40mi	3/2.0	1,726 (-14%)	22mo	$289,000	$167	40

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: 24.6%
• Equity multiple: 2.97×
• Total profit: $101,773
• Equity at exit: $166,573

10-year hold

• IRR: 21.7%
• Equity multiple: 6.78×
• Total profit: $299,018
• Equity at exit: $359,220

Cash invested: $51,772 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$280 /mo · $3,364/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $16

Break-even live

Break-even rent $1,680

Max offer price $184,900

Occupancy floor 94%

Sensitivity live

Price	-10% $121	-5% $68	+0% $16	+5% $-36	+10% $-89
Rent	-10% $-118	-5% $-51	+0% $16	+5% $83	+10% $150
Rate	-1.0pp $109	-0.5pp $63	base $16	+0.5pp $-32	+1.0pp $-81

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 E Witt St Wolfe City, TX	3.0	2.0	1502	$1,700	$1.13	0d	1	0.14mi

Listing history 15 events

1. 2026-06-04
   status $184,900 Pending 89 DOM
2. 2026-06-03
   days on market $184,900 Active Option Contract 89 DOM
3. 2026-06-02
   days on market $184,900 Active Option Contract 88 DOM
4. 2026-06-01
   days on market $184,900 Active Option Contract 87 DOM
5. 2026-05-31
   days on market $184,900 Active Option Contract 86 DOM
6. 2026-05-07
   price $184,900 1525-char remark

   Show marketing remark (1525 chars)

   Step into space, character, and opportunity in Wolfe City, Texas. This affordable home with generous square footage offers the charm of a 1950s-built property while featuring several important updates that provide peace of mind for today’s buyers. Many of the original features remain, preserving the timeless character that makes older homes so special. At the same time, major improvements have already been completed, including updated electrical (3 years ago), a durable metal roof, regularly serviced central heat and air, and fresh exterior paint completed just 6 months ago. Inside, the floorplan offers room to grow and adapt to any lifestyle. You'll find a dedicated office, a spacious eat-in kitchen perfect for gathering, and flexible living spaces that can easily accommodate work-from-home needs, hobbies, or additional living areas. Outside, the property continues to impress with a fenced yard and a large workshop with electricity, ideal for projects, storage, or small business use. Located in the charming small town of Wolfe City, known for its welcoming community and highly regarded school district, this property offers small-town living while still being within driving distance of larger nearby cities. With a little imagination, this property could become a beautifully restored vintage home full of historic charm. Whether you're a first-time buyer, investor, or someone who appreciates the character of older homes, 410 S Preston presents a rare opportunity to create something truly special.

7. 2026-04-07
   status Active 1525-char remark

   Show marketing remark (1525 chars)

   Step into space, character, and opportunity in Wolfe City, Texas. This affordable home with generous square footage offers the charm of a 1950s-built property while featuring several important updates that provide peace of mind for today’s buyers. Many of the original features remain, preserving the timeless character that makes older homes so special. At the same time, major improvements have already been completed, including updated electrical (3 years ago), a durable metal roof, regularly serviced central heat and air, and fresh exterior paint completed just 6 months ago. Inside, the floorplan offers room to grow and adapt to any lifestyle. You'll find a dedicated office, a spacious eat-in kitchen perfect for gathering, and flexible living spaces that can easily accommodate work-from-home needs, hobbies, or additional living areas. Outside, the property continues to impress with a fenced yard and a large workshop with electricity, ideal for projects, storage, or small business use. Located in the charming small town of Wolfe City, known for its welcoming community and highly regarded school district, this property offers small-town living while still being within driving distance of larger nearby cities. With a little imagination, this property could become a beautifully restored vintage home full of historic charm. Whether you're a first-time buyer, investor, or someone who appreciates the character of older homes, 410 S Preston presents a rare opportunity to create something truly special.

8. 2026-03-26
   historical Active Option Contract 1525-char remark

   Show marketing remark (1525 chars)

   Step into space, character, and opportunity in Wolfe City, Texas. This affordable home with generous square footage offers the charm of a 1950s-built property while featuring several important updates that provide peace of mind for today’s buyers. Many of the original features remain, preserving the timeless character that makes older homes so special. At the same time, major improvements have already been completed, including updated electrical (3 years ago), a durable metal roof, regularly serviced central heat and air, and fresh exterior paint completed just 6 months ago. Inside, the floorplan offers room to grow and adapt to any lifestyle. You'll find a dedicated office, a spacious eat-in kitchen perfect for gathering, and flexible living spaces that can easily accommodate work-from-home needs, hobbies, or additional living areas. Outside, the property continues to impress with a fenced yard and a large workshop with electricity, ideal for projects, storage, or small business use. Located in the charming small town of Wolfe City, known for its welcoming community and highly regarded school district, this property offers small-town living while still being within driving distance of larger nearby cities. With a little imagination, this property could become a beautifully restored vintage home full of historic charm. Whether you're a first-time buyer, investor, or someone who appreciates the character of older homes, 410 S Preston presents a rare opportunity to create something truly special.

9. 2026-03-06
   listed $185,000 Active 1525-char remark

   Show marketing remark (1525 chars)

   Step into space, character, and opportunity in Wolfe City, Texas. This affordable home with generous square footage offers the charm of a 1950s-built property while featuring several important updates that provide peace of mind for today’s buyers. Many of the original features remain, preserving the timeless character that makes older homes so special. At the same time, major improvements have already been completed, including updated electrical (3 years ago), a durable metal roof, regularly serviced central heat and air, and fresh exterior paint completed just 6 months ago. Inside, the floorplan offers room to grow and adapt to any lifestyle. You'll find a dedicated office, a spacious eat-in kitchen perfect for gathering, and flexible living spaces that can easily accommodate work-from-home needs, hobbies, or additional living areas. Outside, the property continues to impress with a fenced yard and a large workshop with electricity, ideal for projects, storage, or small business use. Located in the charming small town of Wolfe City, known for its welcoming community and highly regarded school district, this property offers small-town living while still being within driving distance of larger nearby cities. With a little imagination, this property could become a beautifully restored vintage home full of historic charm. Whether you're a first-time buyer, investor, or someone who appreciates the character of older homes, 410 S Preston presents a rare opportunity to create something truly special.

10. 2026-02-28
    historical
11. 2025-10-05
    price $189,900
12. 2025-08-31
    listed $194,900 Active
13. 2021-08-02
    soldstatus
14. 2009-01-21
    soldstatus $86,500
15. 2002-07-29
    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: $3,364 · $280/mo
• Projected year-2 tax: $3,384 · $282/mo
• Expected delta: +$19/yr (+$2/mo · 0.6%)

ⓘ 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 · 22 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: $20,400
• − Mortgage interest: −$10,357
• − Property taxes: −$3,364
• − Insurance: −$924
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$5,379
• Taxable loss: −$2,889
• Est. tax savings @ 24.0%: +$693
• After-tax cash flow: $885/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

+113.8% since first listed

10 events — show timeline

• 2026-05-07 Price Changed $184,900 NTREIS
• 2026-04-07 Relisted — NTREIS
• 2026-03-26 Contingent — NTREIS
• 2026-03-06 Listed $185,000 NTREIS
• 2026-02-28 Listing Removed — NTREIS
• 2025-10-05 Price Changed $189,900 NTREIS
• 2025-08-31 Listed $194,900 NTREIS
• 2021-08-02 Sold (Public Records) — Public Records
• 2009-01-21 Sold (Public Records) $86,500 Public Records
• 2002-07-29 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,364 · +9.5% YoY. Source: county tax records.