503 Dunn St · Yoakum, TX 77995

$119,999

3 bd · 2.0 ba · 600 sqft · SingleFamily public records · 419 Days on market

Built 1998 0.26 ac lot $200/sqft · 73% above area Est $138k · 13% under ↓ 10% since listing

---

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 +16.3/30.0
• ARV discount +13.5/15.0
• DSCR +5.0/10.0
• 1% rule +4.6/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The property sits on a large corner lot. The home was converted from a garage apartment to a full 2-story home. Downstairs has an entry coat closet, living room, and primary suite as well as a spacious utility room with additional storage. Upstairs is your full kitchen, 2 additional bedrooms, and full bath. Lots of living layout options to work for your family's needs. There is a 1 vehicle carport that houses an additional storage room and 2 more storage sheds on your vast lot of opportunity.

Key facts

• Full kitchen
• Large corner lot
• Entry coat closet

Tags

• LARGE CORNER LOT
• ENTRY COAT CLOSET
• SPACIOUS UTILITY ROOM
• FULL KITCHEN
• ADDITIONAL STORAGE ROOM
• STORAGE SHEDS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $66 ($790/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 $115k (4.4% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 4.1% in Yoakum — 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 68/100 on livability (#494 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Yoakum ISD (town): math 48% / reading 42% proficiency, ranked #278 of 826 in TX (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 110 active listings in the ZIP; 9 units permitted in DeWitt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• DeWitt County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 419 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 419 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.96% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.35%
• DSCR: 1.10
• GRM: 8.7

CMA / ARV

• ARV (median comp): $138,426
• List price: $119,999
• Delta: -13.31%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.6%
• Equity multiple: 0.55×
• Total profit: $-15,227
• Equity at exit: $17,892

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-7,762
• Equity at exit: $10,375

Cash invested: $33,600 (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 77995

• Home prices YoY: -20.5%
• Active inventory: 110
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,147 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$161 /mo · $1,930/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $66

Break-even live

Break-even rent $1,063

Max offer price $119,999

Occupancy floor 89%

Sensitivity live

Price	-10% $134	-5% $100	+0% $66	+5% $32	+10% $-2
Rent	-10% $-25	-5% $21	+0% $66	+5% $111	+10% $156
Rate	-1.0pp $126	-0.5pp $96	base $66	+0.5pp $35	+1.0pp $3

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $119,999 Active 419 DOM
2. 2026-06-18
   days on market $119,999 Active 417 DOM
3. 2026-06-17
   days on market $119,999 Active 416 DOM
4. 2026-06-16
   days on market $119,999 Active 415 DOM
5. 2026-06-15
   days on market $119,999 Active 414 DOM
6. 2026-06-15
   days on market $119,999 Active 413 DOM
7. 2026-06-13
   days on market $119,999 Active 412 DOM
8. 2026-06-12
   pricedays on market $119,999 Active 411 DOM
9. 2026-06-09
   days on market $129,999 Active 408 DOM
10. 2026-06-08
    days on market $129,999 Active 407 DOM
11. 2026-06-08
    days on market $129,999 Active 406 DOM
12. 2026-06-07
    days on market $129,999 Active 405 DOM
13. 2026-06-03
    days on market $129,999 Active 402 DOM
14. 2026-06-02
    days on market $129,999 Active 401 DOM
15. 2026-06-01
    days on market $129,999 Active 400 DOM
16. 2026-05-31
    days on market $129,999 Active 399 DOM
17. 2026-02-17
    price $129,999 497-char remark

    Show marketing remark (497 chars)

    The property sits on a large corner lot. The home was converted from a garage apartment to a full 2-story home. Downstairs has an entry coat closet, living room, and primary suite as well as a spacious utility room with additional storage. Upstairs is your full kitchen, 2 additional bedrooms, and full bath. Lots of living layout options to work for your family's needs. There is a 1 vehicle carport that houses an additional storage room and 2 more storage sheds on your vast lot of opportunity.

18. 2025-12-04
    price $139,800 497-char remark

    Show marketing remark (497 chars)

    The property sits on a large corner lot. The home was converted from a garage apartment to a full 2-story home. Downstairs has an entry coat closet, living room, and primary suite as well as a spacious utility room with additional storage. Upstairs is your full kitchen, 2 additional bedrooms, and full bath. Lots of living layout options to work for your family's needs. There is a 1 vehicle carport that houses an additional storage room and 2 more storage sheds on your vast lot of opportunity.

19. 2025-06-18
    price $139,900 497-char remark

    Show marketing remark (497 chars)

    The property sits on a large corner lot. The home was converted from a garage apartment to a full 2-story home. Downstairs has an entry coat closet, living room, and primary suite as well as a spacious utility room with additional storage. Upstairs is your full kitchen, 2 additional bedrooms, and full bath. Lots of living layout options to work for your family's needs. There is a 1 vehicle carport that houses an additional storage room and 2 more storage sheds on your vast lot of opportunity.

20. 2025-04-25
    listed $145,000 Active 497-char remark

    Show marketing remark (497 chars)

    The property sits on a large corner lot. The home was converted from a garage apartment to a full 2-story home. Downstairs has an entry coat closet, living room, and primary suite as well as a spacious utility room with additional storage. Upstairs is your full kitchen, 2 additional bedrooms, and full bath. Lots of living layout options to work for your family's needs. There is a 1 vehicle carport that houses an additional storage room and 2 more storage sheds on your vast lot of opportunity.

21. 2001-08-10
    soldstatus
22. 1998-09-29
    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: $1,930 · $161/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$266/yr (+$22/mo · 13.8%)

ⓘ 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 6 d/yr ≥110°F today · 17 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: $13,762
• − Mortgage interest: −$6,722
• − Property taxes: −$1,930
• − Insurance: −$600
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$3,491
• Taxable loss: −$1,183
• Est. tax savings @ 24.0%: +$284
• After-tax cash flow: $1,074/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: Yoakum ISD
• NCES district ID: 4846620
• Math proficiency: 48% ▲ 6.00%
• Reading proficiency: 42% ▲ 5.00%
• Median HH income: $41,854
• Composite: 37.9/100
• National rank: #4315
• State rank: #278 of 826 in TX

Livability — Yoakum

• Score: 68/100
• State rank: #494
• US rank: #9889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yoakum, TX
• Population (ZIP): 10,244

Population outlook (DeWitt County) Hauer SSP2

• Today (2025): 22,271 people
• By 2030: 22,953 · +3.1%
• By 2040: 24,396 · +9.5%
• By 2050: 25,921 · +16.4%
• By 2075: 29,672 · +33.2%
• By 2100: 29,516 · +32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 54% Hispanic / Latino 37% Two or more races 14% Black 5%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Serbian 4% Romanian 1% Lithuanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 80% English-only · Spanish 18% Vietnamese 1% Russian/Polish/Slavic 1%

Political lean MEDSL · DeWitt

• 2024 margin: Solid R (+67.0) · D 16.2% · R 83.3%
• 2008→2024 swing: -19.2pp toward R · 2008: -47.9pp · 2024: -67.0pp
• All cycles: 2024: R+67.0 2020: R+62.5 2016: R+63.8 2012: R+55.1 2008: R+47.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.35%
• Current HPI: 179.2583
• 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

-10.3% since first listed

6 events — show timeline

• 2026-02-17 Price Changed $129,999 CTXMLS
• 2025-12-04 Price Changed $139,800 CTXMLS
• 2025-06-18 Price Changed $139,900 CTXMLS
• 2025-04-25 Listed $145,000 CTXMLS
• 2001-08-10 Sold (Public Records) — Public Records
• 1998-09-29 Sold (Public Records) — Public Records

Property tax history

+9.6%/yr

Latest (2025): $1,930 · +42.2% YoY. Source: county tax records.