702 Maple St · Yoakum, TX 77995

$90,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 193 Days on market

Built 1950 Fair condition 0.32 ac lot $83/sqft · 39% below area Est $148k · 39% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

An investment opportunity awaits you!!! This 3 bedroom/1 bath house has real potential of being the perfect home. Bonus: A large, fenced backyard with pecan trees. Located in Yoakum, TX in a quiet neighborhood. Selling "as is."

Key facts

• Pecan trees
• Quiet neighborhood
• Fenced backyard

Tags

• FENCED BACKYARD
• PECAN TREES
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 4.0% 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: amenities F, commute F, employment 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.
• Zoned schools: Yoakum Int (math 54% / reading 43%, grade D, #950 of 4,322 statewide, top 22%, 307 students, 80% FRL); Yoakum J H (math 44% / reading 42%, grade D-, #540 of 1,662 statewide, top 33%, 322 students, 72% FRL); Yoakum H S (math 47% / reading 37%, grade F, #730 of 1,632 statewide, top 47%, 482 students, 70% FRL).
• Market conditions: 137 active listings in the ZIP; 9 units permitted in Lavaca County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($53k/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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lavaca County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.50% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.57%
• DSCR: 1.83
• GRM: 5.6

CMA / ARV

• ARV (median comp): $147,571
• List price: $90,000
• Delta: -39.01%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Maple St	0.37mi	3/1.0	1,156 (+7%)	10mo	$50,000	$43	63
418 Clark St	0.68mi	2/1.0 (-1)	1,054 (-2%)	6mo	$113,500	$108	54
317 Aubrey St	0.80mi	3/2.0	1,144 (+6%)	9mo	$125,000	$109	44
207 Garrett St	0.89mi	3/2.0	900 (-17%)	7mo	$132,000	$147	30
211 E Hugo St	0.77mi	3/2.0	1,192 (+10%)	21mo	$184,000	$154	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 10.3%
• Equity multiple: 1.41×
• Total profit: $10,306
• Equity at exit: $13,419

10-year hold

• IRR: 19.5%
• Equity multiple: 2.63×
• Total profit: $41,171
• Equity at exit: $7,782

Cash invested: $25,200 (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 →

Active competition Active MLS

• For sale now: 6 active · 2 under contract
• Median asking: $99,450 ($89/sqft)
• Median days on market: 89 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: +53.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77995

• Home prices YoY: -20.5%
• Active inventory: 137
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,348 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$166 /mo · $1,988/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $390

Break-even live

Break-even rent $855

Max offer price $90,000

Occupancy floor 66%

Sensitivity live

Price	-10% $441	-5% $415	+0% $390	+5% $364	+10% $339
Rent	-10% $283	-5% $337	+0% $390	+5% $443	+10% $496
Rate	-1.0pp $435	-0.5pp $413	base $390	+0.5pp $367	+1.0pp $343

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: $22,500
• Closing costs: $2,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $90,000 Active 193 DOM
2. 2026-08-07
   days on market $90,000 Active 192 DOM
3. 2026-08-06
   days on market $90,000 Active 191 DOM
4. 2026-08-05
   days on market $90,000 Active 190 DOM
5. 2026-08-04
   days on market $90,000 Active 189 DOM
6. 2026-08-03
   days on market $90,000 Active 188 DOM
7. 2026-07-31
   days on market $90,000 Active 185 DOM
8. 2026-07-30
   days on market $90,000 Active 184 DOM
9. 2026-07-29
   days on market $90,000 Active 183 DOM
10. 2026-07-27
    days on market $90,000 Active 181 DOM
11. 2026-07-26
    days on market $90,000 Active 180 DOM
12. 2026-07-24
    days on market $90,000 Active 178 DOM
13. 2026-07-23
    days on market $90,000 Active 177 DOM
14. 2026-07-22
    days on market $90,000 Active 176 DOM
15. 2026-07-21
    days on market $90,000 Active 175 DOM
16. 2026-07-20
    days on market $90,000 Active 174 DOM
17. 2026-07-18
    days on market $90,000 Active 172 DOM
18. 2026-07-17
    days on market $90,000 Active 171 DOM
19. 2026-07-14
    days on market $90,000 Active 168 DOM
20. 2026-07-13
    days on market $90,000 Active 167 DOM
21. 2026-07-12
    days on market $90,000 Active 166 DOM
22. 2026-07-11
    days on market $90,000 Active 165 DOM
23. 2026-07-10
    days on market $90,000 Active 164 DOM
24. 2026-07-09
    days on market $90,000 Active 163 DOM
25. 2026-07-07
    days on market $90,000 Active 161 DOM
26. 2026-07-06
    days on market $90,000 Active 160 DOM
27. 2026-07-05
    days on market $90,000 Active 159 DOM
28. 2026-07-05
    days on market $90,000 Active 158 DOM
29. 2026-07-03
    days on market $90,000 Active 157 DOM
30. 2026-07-02
    days on market $90,000 Active 156 DOM
31. 2026-07-01
    days on market $90,000 Active 155 DOM
32. 2026-06-30
    days on market $90,000 Active 154 DOM
33. 2026-06-29
    days on market $90,000 Active 153 DOM
34. 2026-06-28
    days on market $90,000 Active 152 DOM
35. 2026-06-27
    days on market $90,000 Active 151 DOM
36. 2026-06-26
    days on market $90,000 Active 150 DOM
37. 2026-06-23
    days on market $90,000 Active 147 DOM
38. 2026-06-22
    days on market $90,000 Active 146 DOM
39. 2026-06-21
    days on market $90,000 Active 145 DOM
40. 2026-06-21
    days on market $90,000 Active 144 DOM
41. 2026-06-18
    days on market $90,000 Active 142 DOM
42. 2026-06-17
    days on market $90,000 Active 141 DOM
43. 2026-06-16
    days on market $90,000 Active 140 DOM
44. 2026-06-15
    days on market $90,000 Active 139 DOM
45. 2026-06-15
    days on market $90,000 Active 138 DOM
46. 2026-06-13
    days on market $90,000 Active 137 DOM
47. 2026-06-12
    days on market $90,000 Active 136 DOM
48. 2026-06-09
    days on market $90,000 Active 133 DOM
49. 2026-06-08
    days on market $90,000 Active 132 DOM
50. 2026-06-08
    days on market $90,000 Active 131 DOM

ⓘ 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: $1,988 · $166/mo
• Projected year-2 tax: $1,988 · $166/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 ≥110°F today · 20 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: $16,179
• − Mortgage interest: −$5,041
• − Property taxes: −$1,988
• − Insurance: −$450
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$2,618
• Taxable income: $3,492
• Est. tax owed @ 24.0%: −$838
• After-tax cash flow: $3,841/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $27,000–$48,600 screening

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathroom, exterior, and flooring. Painting and updating these areas would significantly enhance its appeal to potential buyers and renters.

Deferred maintenance Est. $60,000–$180,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — roof appears old and damaged
• Major Windows (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — windows appear old and damaged
• Major Electrical (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — electrical panel appears old and damaged
• Major Plumbing (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — plumbing fixtures appear old and damaged
• Major Exterior (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — exterior walls appear old and damaged
• Major Other (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — other components appear old and damaged

Repairs flagged

• Major Kitchen cabinets — Severe wear
• Major Kitchen countertops — Severe wear
• Major Bathroom fixtures — Severe wear
• Major Bathroom tile — Severe wear
• Moderate Exterior siding — Weathered and discolored
• Major Flooring — Severe wear

Value-add opportunities

• Both Paint and update kitchen cabinets — Fresh paint and updated cabinets would improve both resale and rental value ↑
• Both Replace kitchen countertops — New countertops would improve both resale and rental value ↑
• Both Replace bathroom fixtures and tile — New fixtures and tile would improve both resale and rental value ↑
• Both Paint exterior siding — Fresh paint would improve curb appeal and both resale and rental value ↑
• Both Replace flooring — New flooring would improve both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Yoakum Annex Middle Yoakum J H D- TX #540/1,662 Nat'l #5,160/14,009 High Yoakum H S F TX #730/1,632 Nat'l #7,572/17,239

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

C Composite livability gradescore 68/100

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
• County: DeWitt · 21,154 people
• Population (ZIP): 10,244
• Household income: $53,129
• Rent vs Own: 29.7% rent · 70.3% own
• Severe rent burden: 8% of renters

---

Population outlook (Lavaca County) Hauer SSP2

• Today (2025): 21,154 people
• By 2030: 21,961 · +3.8%
• By 2040: 23,800 · +12.5%
• By 2050: 25,908 · +22.5%
• By 2075: 32,118 · +51.8%
• By 2100: 35,273 · +66.7%

---

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 · Lavaca

• 2024 margin: Solid R (+76.1) · D 11.8% · R 87.9%
• 2008→2024 swing: -22.3pp toward R · 2008: -53.8pp · 2024: -76.1pp
• All cycles: 2024: R+76.1 2020: R+73.3 2016: R+71.5 2012: R+64.8 2008: R+53.8

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

2 events — show timeline

• 2026-01-28 Listed $90,000 HARMLS
• 2000-08-31 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,988 · +6.4% YoY. Source: county tax records.