802 Cadwell · Yoakum, TX 77995

$67,500

2 bd · 1.0 ba · 608 sqft · SingleFamily · 181 Days on market

Built 1950 Fair condition 0.37 ac lot $111/sqft · 26% below area Est $91k · 26% under ↓ 10% 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
• 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

This unique dual-home property is a dream for investors or buyers seeking an advantage in 2026’s competitive rental market. With one home nearly ready for a tenant and a second home offering massive renovation potential, you can generate immediate cash flow while building long-term equity. Both homes face Jordan street and there is room to build another home or apartment complex on the corner of this massive lot. Home 1 (2 Bed / 1 Bath): 95% Rental Ready This unit is the property's workhorse. It features a spacious 2-bedroom layout and requires only minor finishing touches before it can be listed for rent. In the current 2026 market, 2-bedroom standalone rentals are in high demand, offering an income stream from day one. Home 2 (1 Bed / 1 Bath): The "Diamond in the Rough" Located on the same lot, this detached 1-bedroom home needs extensive work. It is the perfect project for a contractor or DIY enthusiast to customize into a premium "casita" or ADU (Accessory Dwelling Unit). Once renovated, this unit can serve as a second rental, a private guest house, or a dedicated home office. Additionally, the two properties feature a spacious corner lot equipped with water and electrical hookups, ready for the construction of a home or an apartment complex. Double Income Stream: Standalone units typically command higher rents than traditional apartments or duplexes because they offer private yards and no shared walls. Built-in Equity: Purchase at a fixer-upper price point and realize significant value gain as you complete the second home's transformation. As of early 2026, small multi-unit properties (2-4 units) are considered one of the strongest asset classes for individual investors due to the ongoing housing shortage and high demand for flexible living spaces. Sold As-Is. Cash or renovation-style loans are highly recommended. Don't wait for the renovation to be done—buy the potential today! Schedule your showing now.

Key facts

• Premium casita
• Oversized lot
• Spacious layout

Tags

• MASSIVE RENOVATION POTENTIAL
• SPACIOUS LAYOUT
• OVERSIZED LOT
• PREMIUM CASITA
• ACCESSORY DWELLING UNIT
• PRIVATE YARDS

🏷️ Possibly a rental listed for sale. The $67,500 price doesn't fit this home's estimated sale value (~$90,929) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $695 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.6% 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; 1 comparable units currently listed for rent nearby; 9 units permitted in DeWitt County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $467 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($59k) 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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: 2.07% ✓
• Cap rate: 18.65%
• Cash-on-cash: 44.12%
• DSCR: 2.96
• GRM: 4.0

CMA / ARV

• ARV (median comp): $90,929
• List price: $67,500
• Delta: -25.77%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Theresa St	0.46mi	1/1.0 (-1)	624 (+3%)	12mo	$110,000	$176	59
204 Hope St	0.22mi	2/1.0	728 (+20%)	46mo	$75,000	$103	45

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: 41.1%
• Equity multiple: 2.76×
• Total profit: $33,307
• Equity at exit: $10,064

10-year hold

• IRR: 47.3%
• Equity multiple: 5.55×
• Total profit: $85,940
• Equity at exit: $5,836

Cash invested: $18,900 (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: 1 active
• Median asking: $69,900 ($102/sqft)
• Median days on market: 135 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +46.3% 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: 4.0×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$354
• Tax from tax record: −$29 /mo · $348/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $695

Break-even live

Break-even rent $520

Max offer price $67,500

Occupancy floor 45%

Sensitivity live

Price	-10% $733	-5% $714	+0% $695	+5% $676	+10% $657
Rent	-10% $584	-5% $640	+0% $695	+5% $750	+10% $805
Rate	-1.0pp $729	-0.5pp $712	base $695	+0.5pp $677	+1.0pp $660

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: $16,875
• Closing costs: $2,025
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 W May St Yoakum, TX	1.0	1.0	649	$1,400	$2.16	93d	1	0.58mi

Listing history 50 events

1. 2026-08-07
   days on market $67,500 Active 181 DOM
2. 2026-08-06
   days on market $67,500 Active 180 DOM
3. 2026-08-05
   days on market $67,500 Active 179 DOM
4. 2026-08-04
   days on market $67,500 Active 178 DOM
5. 2026-08-03
   days on market $67,500 Active 177 DOM
6. 2026-07-31
   days on market $67,500 Active 174 DOM
7. 2026-07-30
   days on market $67,500 Active 173 DOM
8. 2026-07-29
   days on market $67,500 Active 172 DOM
9. 2026-07-27
   days on market $67,500 Active 170 DOM
10. 2026-07-26
    days on market $67,500 Active 169 DOM
11. 2026-07-24
    days on market $67,500 Active 167 DOM
12. 2026-07-23
    days on market $67,500 Active 166 DOM
13. 2026-07-22
    days on market $67,500 Active 165 DOM
14. 2026-07-21
    days on market $67,500 Active 164 DOM
15. 2026-07-20
    days on market $67,500 Active 163 DOM
16. 2026-07-18
    days on market $67,500 Active 161 DOM
17. 2026-07-17
    days on market $67,500 Active 160 DOM
18. 2026-07-14
    days on market $67,500 Active 157 DOM
19. 2026-07-13
    days on market $67,500 Active 156 DOM
20. 2026-07-12
    days on market $67,500 Active 155 DOM
21. 2026-07-11
    days on market $67,500 Active 154 DOM
22. 2026-07-10
    days on market $67,500 Active 153 DOM
23. 2026-07-09
    days on market $67,500 Active 152 DOM
24. 2026-07-07
    days on market $67,500 Active 150 DOM
25. 2026-07-06
    days on market $67,500 Active 149 DOM
26. 2026-07-05
    days on market $67,500 Active 148 DOM
27. 2026-07-05
    days on market $67,500 Active 147 DOM
28. 2026-07-03
    days on market $67,500 Active 146 DOM
29. 2026-07-02
    days on market $67,500 Active 145 DOM
30. 2026-07-01
    days on market $67,500 Active 144 DOM
31. 2026-06-30
    days on market $67,500 Active 143 DOM
32. 2026-06-29
    days on market $67,500 Active 142 DOM
33. 2026-06-28
    days on market $67,500 Active 141 DOM
34. 2026-06-27
    days on market $67,500 Active 140 DOM
35. 2026-06-26
    days on market $67,500 Active 139 DOM
36. 2026-06-23
    days on market $67,500 Active 136 DOM
37. 2026-06-22
    days on market $67,500 Active 135 DOM
38. 2026-06-21
    days on market $67,500 Active 134 DOM
39. 2026-06-21
    days on market $67,500 Active 133 DOM
40. 2026-06-18
    days on market $67,500 Active 131 DOM
41. 2026-06-17
    days on market $67,500 Active 130 DOM
42. 2026-06-16
    days on market $67,500 Active 129 DOM
43. 2026-06-15
    days on market $67,500 Active 128 DOM
44. 2026-06-15
    days on market $67,500 Active 127 DOM
45. 2026-06-13
    days on market $67,500 Active 126 DOM
46. 2026-06-12
    days on market $67,500 Active 125 DOM
47. 2026-06-09
    days on market $67,500 Active 122 DOM
48. 2026-06-08
    days on market $67,500 Active 121 DOM
49. 2026-06-08
    days on market $67,500 Active 120 DOM
50. 2026-06-07
    days on market $67,500 Active 119 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: $348 · $29/mo
• Projected year-2 tax: $1,235 · $103/mo
• Expected delta: +$887/yr (+$74/mo · 254.9%)

ⓘ 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 · 19 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: $16,800
• − Mortgage interest: −$3,781
• − Property taxes: −$348
• − Insurance: −$338
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$1,964
• Taxable income: $7,682
• Est. tax owed @ 24.0%: −$1,844
• After-tax cash flow: $6,495/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 $15,200–$27,360 screening

This home requires moderate repairs and maintenance to improve its condition and increase its value. Painting the interior walls, repairing the exterior siding, and landscaping the yard are the highest-ROI updates that would raise its resale or rental value.

Components & finishes AI

Roof metal Flooring wood

Repairs flagged

• Moderate exterior siding — The siding is weathered and shows signs of wear.
• Minor landscaping — The landscaping is sparse with some overgrown areas.

Value-add opportunities

• Both paint interior walls — Painting the interior walls can improve the appearance and increase the home's value for both resale and rental. ↑
• Both repair exterior siding — Repairing the weathered exterior siding will improve the home's curb appeal and increase its value. ↑
• Both landscape the yard — Landscape improvements will enhance the home's curb appeal and increase its value for both resale and rental. ↑

ⓘ 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 Pri 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 · 22,271 people
• Population (ZIP): 10,244
• Household income: $53,129
• Rent vs Own: 29.7% rent · 70.3% own
• Severe rent burden: 8% of renters

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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%

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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%

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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

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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

-10.0% since first listed

2 events — show timeline

• 2026-04-16 Price Changed $67,500 CTXMLS
• 2026-02-07 Listed $75,000 CTXMLS

Property tax history

+10.9%/yr

Latest (2025): $348 · +20.4% YoY. Source: county tax records.