1711 13th St · Wilson, TX 79381

$150,000

3 bd · 1.0 ba · 1,494 sqft · SingleFamily public records · 41 Days on market

Built 1913 0.52 ac lot ↓ 6% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 1711 13th St in Wilson, TX — a spacious 3 bedroom, 2 bathroom home situated on an oversized corner lot offering endless possibilities both inside and out. This property features a large living area highlighted by a stunning floor-to-ceiling stone fireplace, a spacious kitchen with abundant cabinet storage, and functional living spaces full of character and charm. Mature shade trees provide excellent curb appeal and create a peaceful outdoor setting. Outside, you'll find a detached 2-car garage with workshop space, a large covered carport, and an additional bonus building that offers incredible flexibility for a mother-in-law suite, she shed, salon, office, hobby room, or ad

Key facts

• Oversized corner lot
• Bonus building
• Mature shade trees

Tags

• DETACHED 2 CAR GARAGE
• LARGE COVERED CARPORT
• BONUS BUILDING
• OVERSIZED CORNER LOT
• MATURE SHADE TREES

Property features AI

Finance

• Other: Additional structures on site include a second garage, shed(s), and a workshop
• Financial info: Tax amount provided but excluded from features
• HOA & community: HOA information not provided

Exterior

• Parking: Attached 2-car garage; 2-car carport; Parking includes attached garage and carport
• Security: Security details not specified
• Utilities: Utilities details not specified
• Home design: Single-family residence; Residential property; Corner lot; City street frontage; Paved public-maintained road
• Construction: Vinyl siding exterior; Other foundation
• Exterior features: Covered front and rear porches; Storage; Shed(s); Workshop; Second garage; Fenced yard; Composition roof

Interior

• Kitchen: Kitchen appliances not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans for cooling
• Interior features: Ceiling fans; Fireplace (1)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,132 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Wilson ISD (rural): math 25% / reading 35% proficiency, ranked #1,024 of 1,141 in TX (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 34 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.2% local appreciation)).
• Lynn County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.86% ✓
• Cap rate: 15.02%
• Cash-on-cash: 31.18%
• DSCR: 2.39
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.3%
• Equity multiple: 3.12×
• Total profit: $88,996
• Equity at exit: $68,868

10-year hold

• IRR: 37.2%
• Equity multiple: 6.19×
• Total profit: $217,904
• Equity at exit: $107,253

Cash invested: $42,000 (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 79381

• Home prices YoY: 2.6%
• Active inventory: 34
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,783 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$258 /mo · $3,098/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $1,091

Break-even live

Break-even rent $1,402

Max offer price $150,000

Occupancy floor 56%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $150,000 Active 41 DOM
2. 2026-06-17
   days on market $150,000 Active 40 DOM
3. 2026-06-16
   days on market $150,000 Active 39 DOM
4. 2026-06-15
   days on market $150,000 Active 38 DOM
5. 2026-06-14
   days on market $150,000 Active 36 DOM
6. 2026-06-13
   days on market $150,000 Active 35 DOM
7. 2026-06-10
   days on market $150,000 Active 33 DOM
8. 2026-06-09
   days on market $150,000 Active 32 DOM
9. 2026-06-09
   price $150,000 Active 31 DOM
10. 2026-06-08
    days on market $160,000 Active 31 DOM
11. 2026-06-07
    days on market $160,000 Active 30 DOM
12. 2026-06-03
    days on market $160,000 Active 26 DOM
13. 2026-06-02
    days on market $160,000 Active 25 DOM
14. 2026-06-01
    days on market $160,000 Active 24 DOM
15. 2026-05-31
    days on market $160,000 Active 23 DOM
16. 2026-05-30
    days on market $160,000 Active 22 DOM
17. 2026-05-08
    listed $160,000 Active 1060-char remark

ⓘ 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: $3,098 · $258/mo
• Projected year-2 tax: $3,098 · $258/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 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 6 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $33,396
• − Mortgage interest: −$8,402
• − Property taxes: −$3,098
• − Insurance: −$750
• − Repairs & maintenance: −$2,672
• − Management: −$2,672
• − Depreciation: −$4,364
• Taxable income: $11,439
• Est. tax owed @ 24.0%: −$2,745
• After-tax cash flow: $10,350/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: Wilson ISD
• NCES district ID: 4845990
• Math proficiency: 25% ▲ 10.00%
• Reading proficiency: 35% ▲ 20.00%
• Median HH income: $37,801
• Composite: 27.85/100
• National rank: #12290
• State rank: #1024 of 1141 in TX

Livability — Wilson

• Score: 59/100
• State rank: #1132
• US rank: #20012

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilson, TX
• Population (ZIP): 1,457

Population outlook (Lynn County) Hauer SSP2

• Today (2025): 5,360 people
• By 2030: 5,162 · -3.7%
• By 2040: 4,811 · -10.2%
• By 2050: 4,422 · -17.5%
• By 2075: 3,362 · -37.3%
• By 2100: 2,177 · -59.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (51%)
• Race & ethnicity: White 51% Hispanic / Latino 48% Two or more races 20%
• Hispanic origin (detail): Mexican 40% Cuban 2%
• Common ancestry: Slovak 2% Iranian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 76% English-only · Spanish 22% German/W. Germanic 1%

Political lean MEDSL · Lynn

• 2024 margin: Solid R (+70.3) · D 14.4% · R 84.7%
• 2008→2024 swing: -30.3pp toward R · 2008: -40.0pp · 2024: -70.3pp
• All cycles: 2024: R+70.3 2020: R+62.1 2016: R+57.2 2012: R+49.3 2008: R+40.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.17%
• Current HPI: 125.9221
• 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

-6.2% since first listed

2 events — show timeline

• 2026-06-08 Price Changed $150,000 LARMLS
• 2026-05-08 Listed $160,000 LARMLS

Property tax history

+4.1%/yr

Latest (2025): $3,098 · +4.5% YoY. Source: county tax records.