743 Charmaine Drive East Dr · Ivanhoe, TX 75979

$179,000

3 bd · 2.0 ba · 1,576 sqft · SingleFamily public records

Built 1990 0.43 ac lot Est $255k · 30% under $12/mo HOA · 1% of rent

---

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 +7.2/30.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0

Listing remarks MLS

This inviting 3-bedroom, 2-bath home offers approximately 1,575 square feet of comfortable living space. The spacious family room features a cozy fireplace and beautiful views of Lake Charmaine, while the open-concept kitchen with breakfast bar makes entertaining easy. The primary suite includes a handicap-accessible soaking tub for added convenience. Outdoors, you’ll find two storage buildings, a small fenced area perfect for your furry friend, and plenty of shade from mature East Texas native trees. Enjoy the benefits of the Lake Charmaine community, featuring a public park with playgrounds, three scenic lakes, a community center, and wonderful neighbors!

Key facts

• 0.43 acre lot
• Built 1990

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-243 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (24.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (18.9% below list).
• Recommended offer: $136k (24.0% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.5% in Ivanhoe — 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 62/100 on livability (#924 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime 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; 1 comparable units currently listed for rent nearby; 5 units permitted in Tyler County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $19k of equity ($1k loan paydown + $18k 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 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,048 (24.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 4.66%
• Cash-on-cash: -5.82%
• DSCR: 0.74
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $255,312
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
346 Durwood Dr	0.52mi	3/2.0	1,600 (+2%)	9mo	$259,000	$162	66
843 Charmaine Dr	0.13mi	3/1.0	1,350 (-14%)	2mo	$149,800	$111	65
492 Sherwood Frst W	0.56mi	3/2.0	1,468 (-7%)	6mo	$214,000	$146	58
808 E Charmaine Dr E	0.13mi	2/1.0 (-1)	1,344 (-15%)	10mo	$260,000	$193	53
203 Nottingham Dr	0.45mi	3/2.0	1,804 (+14%)	11mo	$160,000	$89	45
336 Sherwood Forest Dr W	0.64mi	4/1.5 (+1)	1,536 (-2%)	17mo	$289,000	$188	45
180 King Arthur Ct	0.70mi	4/2.0 (+1)	1,757 (+12%)	8mo	$135,000	$77	36
467 23rd St	0.66mi	2/2.0 (-1)	1,376 (-13%)	20mo	$240,000	$174	26

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: 20.2%
• Equity multiple: 2.64×
• Total profit: $82,119
• Equity at exit: $161,257

10-year hold

• IRR: 18.4%
• Equity multiple: 6.07×
• Total profit: $254,235
• Equity at exit: $347,758

Cash invested: $50,120 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,452 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$365 /mo · $4,384/yr
• Insurance: −$75
• HOA: −$12
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $-243

Break-even live

Break-even rent $1,760

Max offer price $136,048

Occupancy floor —

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Elaine Dr Woodville, TX	4.0	2.0	1900	$1,600	$0.84	43d	1	0.16mi

HOA detail

• Monthly dues: $12 · $144/yr
• Likely covers: landscaping

Listing history 10 events

1. 2025-11-21
   soldstatus Closed 671-char remark

   Show marketing remark (671 chars)

   This inviting 3-bedroom, 2-bath home offers approximately 1,575 square feet of comfortable living space. The spacious family room features a cozy fireplace and beautiful views of Lake Charmaine, while the open-concept kitchen with breakfast bar makes entertaining easy. The primary suite includes a handicap-accessible soaking tub for added convenience. Outdoors, you’ll find two storage buildings, a small fenced area perfect for your furry friend, and plenty of shade from mature East Texas native trees. Enjoy the benefits of the Lake Charmaine community, featuring a public park with playgrounds, three scenic lakes, a community center, and wonderful neighbors!

2. 2025-11-21
   soldstatus Closed 671-char remark

   Show marketing remark (671 chars)

   This inviting 3-bedroom, 2-bath home offers approximately 1,575 square feet of comfortable living space. The spacious family room features a cozy fireplace and beautiful views of Lake Charmaine, while the open-concept kitchen with breakfast bar makes entertaining easy. The primary suite includes a handicap-accessible soaking tub for added convenience. Outdoors, you’ll find two storage buildings, a small fenced area perfect for your furry friend, and plenty of shade from mature East Texas native trees. Enjoy the benefits of the Lake Charmaine community, featuring a public park with playgrounds, three scenic lakes, a community center, and wonderful neighbors!

3. 2025-11-20
   soldstatus
4. 2025-10-30
   status Pending 671-char remark

   Show marketing remark (671 chars)

   This inviting 3-bedroom, 2-bath home offers approximately 1,575 square feet of comfortable living space. The spacious family room features a cozy fireplace and beautiful views of Lake Charmaine, while the open-concept kitchen with breakfast bar makes entertaining easy. The primary suite includes a handicap-accessible soaking tub for added convenience. Outdoors, you’ll find two storage buildings, a small fenced area perfect for your furry friend, and plenty of shade from mature East Texas native trees. Enjoy the benefits of the Lake Charmaine community, featuring a public park with playgrounds, three scenic lakes, a community center, and wonderful neighbors!

5. 2025-10-30
   historical Active Under Contract 671-char remark

   Show marketing remark (671 chars)

   This inviting 3-bedroom, 2-bath home offers approximately 1,575 square feet of comfortable living space. The spacious family room features a cozy fireplace and beautiful views of Lake Charmaine, while the open-concept kitchen with breakfast bar makes entertaining easy. The primary suite includes a handicap-accessible soaking tub for added convenience. Outdoors, you’ll find two storage buildings, a small fenced area perfect for your furry friend, and plenty of shade from mature East Texas native trees. Enjoy the benefits of the Lake Charmaine community, featuring a public park with playgrounds, three scenic lakes, a community center, and wonderful neighbors!

6. 2025-10-30
   historical

   Show marketing remark (671 chars)

   This inviting 3-bedroom, 2-bath home offers approximately 1,575 square feet of comfortable living space. The spacious family room features a cozy fireplace and beautiful views of Lake Charmaine, while the open-concept kitchen with breakfast bar makes entertaining easy. The primary suite includes a handicap-accessible soaking tub for added convenience. Outdoors, you’ll find two storage buildings, a small fenced area perfect for your furry friend, and plenty of shade from mature East Texas native trees. Enjoy the benefits of the Lake Charmaine community, featuring a public park with playgrounds, three scenic lakes, a community center, and wonderful neighbors!

7. 2025-10-23
   listed $179,000
8. 2025-10-20
   listed $179,000 Active 671-char remark

   Show marketing remark (671 chars)

   This inviting 3-bedroom, 2-bath home offers approximately 1,575 square feet of comfortable living space. The spacious family room features a cozy fireplace and beautiful views of Lake Charmaine, while the open-concept kitchen with breakfast bar makes entertaining easy. The primary suite includes a handicap-accessible soaking tub for added convenience. Outdoors, you’ll find two storage buildings, a small fenced area perfect for your furry friend, and plenty of shade from mature East Texas native trees. Enjoy the benefits of the Lake Charmaine community, featuring a public park with playgrounds, three scenic lakes, a community center, and wonderful neighbors!

9. 2025-10-16
   listed $179,000 Active 671-char remark

   Show marketing remark (671 chars)

   This inviting 3-bedroom, 2-bath home offers approximately 1,575 square feet of comfortable living space. The spacious family room features a cozy fireplace and beautiful views of Lake Charmaine, while the open-concept kitchen with breakfast bar makes entertaining easy. The primary suite includes a handicap-accessible soaking tub for added convenience. Outdoors, you’ll find two storage buildings, a small fenced area perfect for your furry friend, and plenty of shade from mature East Texas native trees. Enjoy the benefits of the Lake Charmaine community, featuring a public park with playgrounds, three scenic lakes, a community center, and wonderful neighbors!

10. 2006-02-25
    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: $4,384 · $365/mo
• Projected year-2 tax: $4,384 · $365/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 5/10 Major
• 🌡 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: $17,430
• − Mortgage interest: −$10,027
• − Property taxes: −$4,384
• − Insurance: −$895
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − HOA: −$144
• − Depreciation: −$5,207
• Taxable loss: −$6,016
• Est. tax savings @ 24.0%: +$1,444
• After-tax cash flow: $-1,474/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 — Ivanhoe

• Score: 62/100
• State rank: #924
• US rank: #16451

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ivanhoe, TX
• County: Tyler County · 11,273 people
• 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

+0.0% since first listed

10 events — show timeline

• 2025-11-21 Sold (MLS) — BBOR
• 2025-11-21 Sold (MLS) — HARMLS
• 2025-11-20 Sold (Public Records) — Public Records
• 2025-10-30 Pending — BBOR
• 2025-10-30 Contingent — HARMLS
• 2025-10-30 Delisted — Deep East Texas MLS
• 2025-10-23 Listed $179,000 Deep East Texas MLS
• 2025-10-20 Listed $179,000 BBOR
• 2025-10-16 Listed $179,000 HARMLS
• 2006-02-25 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $4,384 · -1.2% YoY. Source: county tax records.