313 PR 8693 · Quitman, TX 75783

$117,500

2 bd · 2.0 ba · 1,687 sqft · SingleFamily public records · 77 Days on market

Built 1985 0.63 ac lot $70/sqft · 40% below area Est $171k · 31% under $45/mo HOA · 3% of rent

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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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.5/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bed 2 bath home with 1459 sq ft of living space also has a 2 car carport, outside storage building, and a brick deck area for entertaining. There are 2 window units that come with the house. It also has its own propane tank, aerobic septic system, and several bird feeders. This home needs some love, but will make the perfect lake home or forever home. This property sets in the Big Woods Springs community and has a 90 acre lake Turkey Creek. Lake with boat dock and a community center. This house is being sold as is! The lot sets one block from the lake. Enjoy easy access to the lake just steps away, a peaceful bonus buyers love There is a sign on the corner private road 8692 showing you to turn on private road 8963

Key facts

• 0.63 acre lot
• 2 parking spots
• Built 1985

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $110k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.2% in Quitman — 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 76/100 on livability (#106 in TX, #3,504 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment C-, amenities F.
• Winnsboro ISD (town): math 46% / reading 40% proficiency, ranked #330 of 826 in TX (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 200 active listings in the ZIP; 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $812 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago 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.

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 $110,450 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.15% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.07%
• DSCR: 1.40
• GRM: 7.2

CMA / ARV

• ARV (median comp): $170,542
• List price: $117,500
• Delta: -31.10%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-3,173
• Equity at exit: $17,520

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $17,745
• Equity at exit: $10,159

Cash invested: $32,900 (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 75783

• Home prices YoY: -9.6%
• Active inventory: 200
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,357 medium
• Mortgage (P&I): −$616
• Tax from tax record: −$113 /mo · $1,359/yr
• Insurance: −$49
• HOA: −$45
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $249

Break-even live

Break-even rent $1,042

Max offer price $117,500

Occupancy floor 77%

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: $29,375
• Closing costs: $3,525
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 28 events

1. 2026-06-18
   days on market $117,500 Active 77 DOM
2. 2026-06-17
   days on market $117,500 Active 76 DOM
3. 2026-06-16
   days on market $117,500 Active 75 DOM
4. 2026-06-15
   days on market $117,500 Active 74 DOM
5. 2026-06-15
   days on market $117,500 Active 73 DOM
6. 2026-06-13
   days on market $117,500 Active 72 DOM
7. 2026-06-12
   days on market $117,500 Active 71 DOM
8. 2026-06-09
   days on market $117,500 Active 68 DOM
9. 2026-06-08
   days on market $117,500 Active 67 DOM
10. 2026-06-08
    days on market $117,500 Active 66 DOM
11. 2026-06-07
    days on market $117,500 Active 65 DOM
12. 2026-06-03
    days on market $117,500 Active 62 DOM
13. 2026-06-02
    days on market $117,500 Active 61 DOM
14. 2026-06-01
    days on market $117,500 Active 60 DOM
15. 2026-05-31
    days on market $117,500 Active 59 DOM
16. 2026-04-24
    status Active 732-char remark

    Show marketing remark (732 chars)

    This 2 bed 2 bath home with 1459 sq ft of living space also has a 2 car carport, outside storage building, and a brick deck area for entertaining. There are 2 window units that come with the house. It also has its own propane tank, aerobic septic system, and several bird feeders. This home needs some love, but will make the perfect lake home or forever home. This property sets in the Big Woods Springs community and has a 90 acre lake Turkey Creek. Lake with boat dock and a community center. This house is being sold as is! The lot sets one block from the lake. Enjoy easy access to the lake just steps away, a peaceful bonus buyers love There is a sign on the corner private road 8692 showing you to turn on private road 8963

17. 2026-04-23
    status Active 500-char remark

    Show marketing remark (500 chars)

    Look at this 2 bed, 2 bath, 1459 sq ft home on 4 lots Located in the Big Woods Springs community. This property is sold as, but offers the potential for endless possibilities. The house features a wall heater with its own propane tank & 2 window units to keep you cool in the summer and warm in the winter. It also features a storage building for the lawnmower and outdoor tools & a cover 2 vehicle carport. This property features Turkey Creek lake, a 90 acre lake and a community club house.

18. 2026-04-20
    status Pending 732-char remark

    Show marketing remark (500 chars)

    Look at this 2 bed, 2 bath, 1459 sq ft home on 4 lots Located in the Big Woods Springs community. This property is sold as, but offers the potential for endless possibilities. The house features a wall heater with its own propane tank & 2 window units to keep you cool in the summer and warm in the winter. It also features a storage building for the lawnmower and outdoor tools & a cover 2 vehicle carport. This property features Turkey Creek lake, a 90 acre lake and a community club house.

19. 2026-04-20
    historical Active Option Contract 500-char remark

    Show marketing remark (500 chars)

    Look at this 2 bed, 2 bath, 1459 sq ft home on 4 lots Located in the Big Woods Springs community. This property is sold as, but offers the potential for endless possibilities. The house features a wall heater with its own propane tank & 2 window units to keep you cool in the summer and warm in the winter. It also features a storage building for the lawnmower and outdoor tools & a cover 2 vehicle carport. This property features Turkey Creek lake, a 90 acre lake and a community club house.

20. 2026-04-02
    listed $117,500 Active 732-char remark

    Show marketing remark (732 chars)

    This 2 bed 2 bath home with 1459 sq ft of living space also has a 2 car carport, outside storage building, and a brick deck area for entertaining. There are 2 window units that come with the house. It also has its own propane tank, aerobic septic system, and several bird feeders. This home needs some love, but will make the perfect lake home or forever home. This property sets in the Big Woods Springs community and has a 90 acre lake Turkey Creek. Lake with boat dock and a community center. This house is being sold as is! The lot sets one block from the lake. Enjoy easy access to the lake just steps away, a peaceful bonus buyers love There is a sign on the corner private road 8692 showing you to turn on private road 8963

21. 2026-03-31
    listed $117,500 Active 500-char remark

    Show marketing remark (500 chars)

    Look at this 2 bed, 2 bath, 1459 sq ft home on 4 lots Located in the Big Woods Springs community. This property is sold as, but offers the potential for endless possibilities. The house features a wall heater with its own propane tank & 2 window units to keep you cool in the summer and warm in the winter. It also features a storage building for the lawnmower and outdoor tools & a cover 2 vehicle carport. This property features Turkey Creek lake, a 90 acre lake and a community club house.

22. 2025-12-18
    price $130,000
23. 2025-09-29
    price $140,000
24. 2021-01-21
    soldstatus
25. 2020-12-22
    soldstatus
26. 2020-09-28
    listed $69,500
27. 2017-06-15
    soldstatus
28. 2017-05-12
    listed $27,500

ⓘ 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: $1,359 · $113/mo
• Projected year-2 tax: $2,150 · $179/mo
• Expected delta: +$792/yr (+$66/mo · 58.3%)

ⓘ 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 6/10 Major 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,285
• − Mortgage interest: −$6,582
• − Property taxes: −$1,359
• − Insurance: −$588
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − HOA: −$540
• − Depreciation: −$3,418
• Taxable income: $1,193
• Est. tax owed @ 24.0%: −$286
• After-tax cash flow: $2,698/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: Winnsboro ISD
• NCES district ID: 4846200
• Math proficiency: 46% ▼ -4.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $40,192
• Composite: 36.07/100
• National rank: #4769
• State rank: #330 of 826 in TX

Livability — Quitman

• Score: 76/100
• State rank: #106
• US rank: #3504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,011

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 13% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 3% Slovak 3% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 8%

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: ▼ -24.83%
• Current HPI: 234.4883
• 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

+327.3% since first listed

13 events — show timeline

• 2026-04-24 Relisted — GTAR
• 2026-04-23 Relisted — NTREIS
• 2026-04-20 Pending — GTAR
• 2026-04-20 Contingent — NTREIS
• 2026-04-02 Listed $117,500 GTAR
• 2026-03-31 Listed $117,500 NTREIS
• 2025-12-18 Price Changed $130,000 GTAR
• 2025-09-29 Price Changed $140,000 GTAR
• 2021-01-21 Sold (Public Records) — Public Records
• 2020-12-22 Sold (MLS) — GTAR
• 2020-09-28 Listed $69,500 GTAR
• 2017-06-15 Sold (MLS) — GTAR
• 2017-05-12 Listed $27,500 GTAR

Property tax history

+5.7%/yr

Latest (2025): $1,359 · +9.0% YoY. Source: county tax records.