1243/1245 Wells St · Nacogdoches, TX 75964

$169,900

4 bd · 2.0 ba · 1,320 sqft · MultiFamily · 39 Days on market

Fair condition 0.27 ac lot

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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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Are you looking for the perfect investment property? Well look no further. These centrally located duplexes have recently had some upgrades done and are ready to be a long term investment. Some of the updates include a new roof, new flooring, new mini split units, electrical update as well as paint throughout. Units are 2 bedroom with 1 bathroom and have utility hookups inside. Do not hesitate and call your favorite realtor today.

Key facts

• 0.27 acre lot
• Listed 38 days

Property features AI

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Duplex (residential income property)
• Construction: Wood siding construction
• Exterior features: Composition roof; Lot of approximately 0.27 acres

Interior

• Kitchen: Microwave
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Microwave; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $170k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive. Per door: $134/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.3% in Nacogdoches — 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 72/100 on livability (#252 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities C-, schools D, commute F.
• Nacogdoches ISD (town): math 26% / reading 30% proficiency, ranked #688 of 826 in TX (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 118 active listings in the ZIP; 35 units permitted in Nacogdoches County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-10,459
• Equity at exit: $25,333

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $12,951
• Equity at exit: $14,690

Cash invested: $47,572 (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 75964

• Home prices YoY: -34.5%
• Active inventory: 118
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $1,825 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $268

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 80%

Sensitivity live

Price	-10% $385	-5% $326	+0% $268	+5% $209	+10% $150
Rent	-10% $123	-5% $196	+0% $268	+5% $340	+10% $412
Rate	-1.0pp $353	-0.5pp $311	base $268	+0.5pp $224	+1.0pp $179

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,824
Total (2 units)			$1,825

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $169,900 Active 39 DOM
2. 2026-06-18
   days on market $169,900 Active 38 DOM
3. 2026-06-17
   days on market $169,900 Active 37 DOM
4. 2026-06-16
   days on market $169,900 Active 36 DOM
5. 2026-06-15
   days on market $169,900 Active 35 DOM
6. 2026-06-14
   days on market $169,900 Active 33 DOM
7. 2026-06-13
   days on market $169,900 Active 32 DOM
8. 2026-06-10
   days on market $169,900 Active 30 DOM
9. 2026-06-09
   days on market $169,900 Active 29 DOM
10. 2026-06-08
    days on market $169,900 Active 28 DOM
11. 2026-06-07
    days on market $169,900 Active 27 DOM
12. 2026-06-05
    days on market $169,900 Active 24 DOM
13. 2026-06-02
    days on market $169,900 Active 22 DOM
14. 2026-06-01
    days on market $169,900 Active 21 DOM
15. 2026-05-31
    days on market $169,900 Active 20 DOM
16. 2026-05-30
    days on market $169,900 Active 19 DOM
17. 2026-05-11
    listed $169,900 Active 534-char remark
18. 2022-10-14
    soldstatus 434-char remark

    Show marketing remark (434 chars)

    Are you looking for the perfect investment property? Well look no further. These centrally located duplexes have recently had some upgrades done and are ready to be a long term investment. Some of the updates include a new roof, new flooring, new mini split units, electrical update as well as paint throughout. Units are 2 bedroom with 1 bathroom and have utility hookups inside. Do not hesitate and call your favorite realtor today.

19. 2022-08-27
    listed $150,000 434-char remark

    Show marketing remark (434 chars)

    Are you looking for the perfect investment property? Well look no further. These centrally located duplexes have recently had some upgrades done and are ready to be a long term investment. Some of the updates include a new roof, new flooring, new mini split units, electrical update as well as paint throughout. Units are 2 bedroom with 1 bathroom and have utility hookups inside. Do not hesitate and call your favorite realtor today.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,900
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − Depreciation: −$4,943
• Taxable income: $538
• Est. tax owed @ 24.0%: −$129
• After-tax cash flow: $3,082/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property is a moderate rehab opportunity with fair condition. Clutter and minor repairs are needed, but the property is move-in ready with established rental income.

Repairs flagged

• Minor kitchen countertops — Cluttered with items, but no visible damage
• Minor bathroom countertops — Cluttered with items, but no visible damage
• Minor HVAC units — Units appear functional but may need cleaning

Value-add opportunities

• Both Clutter removal and organization — Improves aesthetics and functionality
• Both Painting interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertops · Cluttered with items, but no visible damage	Minor	$500–3,000
bathroom countertops · Cluttered with items, but no visible damage	Minor	$500–3,000
HVAC units · Units appear functional but may need cleaning	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Clutter removal and organization — Improves aesthetics and functionality ↑
• Both Painting interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Nacogdoches ISD
• NCES district ID: 4832090
• Math proficiency: 26% ▼ -12.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $33,759
• Composite: 22.98/100
• National rank: #7983
• State rank: #688 of 826 in TX

Livability — Nacogdoches

• Score: 72/100
• State rank: #252
• US rank: #5962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nacogdoches, TX
• County: Nacogdoches County · 53,896 people
• City population: 53,896
• Metro: Nacogdoches, TX
• Population (ZIP): 20,470
• Household income: $56,762
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 711.0

Population outlook (Nacogdoches County) Hauer SSP2

• Today (2025): 66,553 people
• By 2030: 66,920 · +0.6%
• By 2040: 66,833 · +0.4%
• By 2050: 66,462 · -0.1%
• By 2075: 65,710 · -1.3%
• By 2100: 62,321 · -6.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 45% Hispanic / Latino 35% Black 17% Two or more races 16%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Slovak 2% Portuguese 1% Lithuanian 1%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 71% English-only · Spanish 29%

Political lean MEDSL · Nacogdoches

• 2024 margin: Solid R (+38.8) · D 30.2% · R 69.0%
• 2008→2024 swing: -11.3pp toward R · 2008: -27.5pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+31.3 2016: R+35.4 2012: R+36.2 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.99%
• Current HPI: 165.2321
• Rent YoY: —
• Metro: Nacogdoches, TX
• 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

+13.3% since first listed

3 events — show timeline

• 2026-05-11 Listed $169,900 Deep East Texas MLS
• 2022-10-14 Sold (MLS) — Deep East Texas MLS
• 2022-08-27 Listed $150,000 Deep East Texas MLS