107 Gallia St · Woodsboro, TX 78393

$29,900

2 bd · 1.0 ba · 1,014 sqft · SingleFamily public records · 93 Days on market

Built 1940 6,334 sqft lot $29/sqft · 64% below area ↓ 24% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

GOOD BONES! Old world charm waiting to be revitalized and has in-law suite/guest house!

Key facts

• In-law suite
• Guest house
• 6,334 sq ft lot

Tags

• IN-LAW SUITE
• GUEST HOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $930 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $27k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#512 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Woodsboro ISD (rural): math 31% / reading 40% proficiency, ranked #504 of 826 in TX (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodsboro El (math 42% / reading 37%, grade F, #1,545 of 4,322 statewide, top 38%, 206 students, 65% FRL); Woodsboro H S (math 17% / reading 42%, grade F, #1,112 of 1,632 statewide, top 70%, 221 students, 56% FRL) — zoned schools average 60% FRL vs 44% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 24 active listings in the ZIP; 24 units permitted in Refugio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $290 of equity ($207 loan paydown + $83 appreciation (0.3% local appreciation)).
• Refugio County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: property tax is 4.3% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $27,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
8. 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.
9. 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.
10. 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: 5.10% ✓
• Cap rate: 43.61%
• Cash-on-cash: 133.28%
• DSCR: 6.93
• GRM: 1.6

CMA / ARV

• ARV (median comp): $114,333
• List price: $29,900
• Delta: -73.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Davis St	0.11mi	2/2.0	1,003 (-1%)	18mo	$110,000	$110	74
110 Beasley St	0.04mi	2/2.0	1,080 (+6%)	21mo	$40,000	$37	66
104 Elizabeth	0.15mi	3/1.0 (+1)	1,100 (+8%)	11mo	$109,000	$99	65
702 Celia St	0.49mi	3/2.0 (+1)	988 (-3%)	1mo	$107,500	$109	63
610 Celia	0.47mi	2/1.0	988 (-3%)	16mo	$120,000	$121	60
109 Dippel	0.51mi	3/1.0 (+1)	1,104 (+9%)	16mo	$95,000	$86	43
908 Johnson St	0.63mi	3/1.0 (+1)	1,153 (+14%)	12mo	$155,000	$134	33

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

Projected returns pro-forma

0.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.02×
• Total profit: $58,805
• Equity at exit: $9,100

10-year hold

• IRR: —
• Equity multiple: 16.78×
• Total profit: $132,101
• Equity at exit: $11,279

Cash invested: $8,372 (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 78393

• Home prices YoY: 0.2%
• Active inventory: 24
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,525 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$106 /mo · $1,271/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $930

Break-even live

Break-even rent $348

Max offer price $29,900

Occupancy floor 34%

Sensitivity live

Price	-10% $947	-5% $938	+0% $930	+5% $921	+10% $913
Rent	-10% $809	-5% $870	+0% $930	+5% $990	+10% $1,050
Rate	-1.0pp $945	-0.5pp $937	base $930	+0.5pp $922	+1.0pp $914

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $29,900 Active 93 DOM
2. 2026-06-21
   days on market $29,900 Active 92 DOM
3. 2026-06-19
   days on market $29,900 Active 90 DOM
4. 2026-06-18
   days on market $29,900 Active 89 DOM
5. 2026-06-17
   days on market $29,900 Active 88 DOM
6. 2026-06-16
   days on market $29,900 Active 87 DOM
7. 2026-06-15
   days on market $29,900 Active 86 DOM
8. 2026-06-14
   days on market $29,900 Active 84 DOM
9. 2026-06-12
   days on market $29,900 Active 83 DOM
10. 2026-06-09
    days on market $29,900 Active 80 DOM
11. 2026-06-08
    days on market $29,900 Active 79 DOM
12. 2026-06-07
    days on market $29,900 Active 78 DOM
13. 2026-06-07
    days on market $29,900 Active 77 DOM
14. 2026-06-03
    days on market $29,900 Active 74 DOM
15. 2026-06-02
    days on market $29,900 Active 73 DOM
16. 2026-06-01
    days on market $29,900 Active 72 DOM
17. 2026-05-31
    days on market $29,900 Active 71 DOM
18. 2026-05-30
    days on market $29,900 Active 70 DOM
19. 2026-03-20
    listed $29,900 Active 87-char remark

    Show marketing remark (87 chars)

    GOOD BONES! Old world charm waiting to be revitalized and has in-law suite/guest house!

20. 2025-09-21
    price $29,900
21. 2025-08-01
    price $39,000
22. 2025-05-14
    listed $39,500 Active
23. 1996-05-30
    soldstatus
24. 1975-09-22
    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: $1,271 · $106/mo
• Projected year-2 tax: $1,271 · $106/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $18,304
• − Mortgage interest: −$1,675
• − Property taxes: −$1,271
• − Insurance: −$150
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − Depreciation: −$870
• Taxable income: $11,410
• Est. tax owed @ 24.0%: −$2,738
• After-tax cash flow: $8,420/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: Woodsboro ISD
• NCES district ID: 4846380
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $46,901
• Composite: 30.44/100
• National rank: #6235
• State rank: #504 of 826 in TX

Livability — Woodsboro

• Score: 67/100
• State rank: #512
• US rank: #10134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodsboro, TX
• Population (ZIP): 1,932

Population outlook (Refugio County) Hauer SSP2

• Today (2025): 7,573 people
• By 2030: 7,665 · +1.2%
• By 2040: 7,895 · +4.3%
• By 2050: 8,234 · +8.7%
• By 2075: 9,521 · +25.7%
• By 2100: 10,148 · +34.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (53%)
• Race & ethnicity: Hispanic / Latino 53% White 45% Two or more races 30%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Serbian 1% Slovak 1% Scottish 1%
• Languages at home: 80% English-only · Spanish 20%

Political lean MEDSL · Refugio

• 2024 margin: Solid R (+39.5) · D 29.9% · R 69.5%
• 2008→2024 swing: -25.0pp toward R · 2008: -14.5pp · 2024: -39.5pp
• All cycles: 2024: R+39.5 2020: R+32.7 2016: R+27.0 2012: R+24.7 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.28%
• Current HPI: 121.7938
• 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

-24.3% since first listed

6 events — show timeline

• 2026-03-20 Listed $29,900 CBMLS
• 2025-09-21 Price Changed $29,900 CBMLS
• 2025-08-01 Price Changed $39,000 CBMLS
• 2025-05-14 Listed $39,500 CBMLS
• 1996-05-30 Sold (Public Records) — Public Records
• 1975-09-22 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,271 · -4.0% YoY. Source: county tax records.