287 Private Road 5936 · Yantis, TX 75497

$299,900

2 bd · 2.0 ba · 1,584 sqft · SingleFamily public records · 156 Days on market

Built 1999 0.49 ac lot $189/sqft · 25% below area Est $401k · 25% under ↓ 13% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +3.8/10.0
• Livability +2.8/5.0
• Cash flow +2.5/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Extremely well maintained Lake Fork home, located in a great subdivision with fantastic neighbors on Legendary Lake Fork. This property has beautiful views of Lake Fork with the community boat ramp right out your side door. Home features 2 bedrooms and 2 bathrooms, lots of built-ins and is tiled throughout the home with carpet in the bedrooms. Property has a deep water well to the house so no water bills here. A detached 14' x 24' single car garage with workshop area, a 14' x 14' storage shed that is perfect for all your lawn equipment, your well house is connected to the shed. There is an 11' x 22' open patio area with gorgeous views of World Famous Lake Fork! No HOA here, but subdivision has deed restrictions to site-built homes only and $300 per year road maintenance fee for private road. All furnishings and appliances are negotiable. Buyer to verify any and all information.

Key facts

• Deep water well
• Lake fork home
• Community boat ramp

Tags

• LAKE FORK HOME
• COMMUNITY BOAT RAMP
• DEEP WATER WELL
• DETACHED GARAGE
• WORKSHOP AREA
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (61.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (62.9% below list).
• Recommended offer: $111k (62.9% below list) — sets the bar for 1% rule.
• Cap rate 2.1% vs local median 0.7% in Yantis — 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 56/100 on livability (#1,293 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Yantis ISD (rural): math 38% / reading 44% proficiency, ranked #660 of 1,141 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 138 active listings in the ZIP; 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $75k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,363 (62.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 63% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.37% ✗
• Cap rate: 2.11%
• Cash-on-cash: -14.93%
• DSCR: 0.34
• GRM: 22.4

CMA / ARV

• ARV (median comp): $400,906
• List price: $299,900
• Delta: -25.19%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 Private Road 5936	0.12mi	3/2.5 (+1)	1,679 (+6%)	3mo	$595,000	$354	75

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 2.15×
• Total profit: $96,704
• Equity at exit: $270,174

10-year hold

• IRR: 13.9%
• Equity multiple: 5.01×
• Total profit: $336,968
• Equity at exit: $582,640

Cash invested: $83,972 (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 75497

• Home prices YoY: 10.8%
• Active inventory: 138
• Price-to-rent: 22.4×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$227 /mo · $2,725/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-1,045

Break-even live

Break-even rent $2,436

Max offer price $115,299

Occupancy floor —

Sensitivity live

Price	-10% $-875	-5% $-960	+0% $-1,045	+5% $-1,130	+10% $-1,215
Rent	-10% $-1,133	-5% $-1,089	+0% $-1,045	+5% $-1,001	+10% $-957
Rate	-1.0pp $-894	-0.5pp $-969	base $-1,045	+0.5pp $-1,123	+1.0pp $-1,202

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $299,900 Active 156 DOM
2. 2026-06-18
   price $299,900 Active 155 DOM
3. 2026-06-18
   days on market $327,000 Active 155 DOM
4. 2026-06-17
   days on market $327,000 Active 154 DOM
5. 2026-06-16
   days on market $327,000 Active 153 DOM
6. 2026-06-15
   days on market $327,000 Active 152 DOM
7. 2026-06-14
   days on market $327,000 Active 150 DOM
8. 2026-06-12
   days on market $327,000 Active 149 DOM
9. 2026-06-09
   days on market $327,000 Active 146 DOM
10. 2026-06-08
    days on market $327,000 Active 145 DOM
11. 2026-06-07
    days on market $327,000 Active 144 DOM
12. 2026-06-07
    days on market $327,000 Active 143 DOM
13. 2026-06-03
    days on market $327,000 Active 140 DOM
14. 2026-06-02
    days on market $327,000 Active 139 DOM
15. 2026-06-01
    days on market $327,000 Active 138 DOM
16. 2026-05-31
    days on market $327,000 Active 137 DOM
17. 2026-05-30
    days on market $327,000 Active 136 DOM
18. 2026-04-15
    price $327,000 890-char remark

    Show marketing remark (890 chars)

    Extremely well maintained Lake Fork home, located in a great subdivision with fantastic neighbors on Legendary Lake Fork. This property has beautiful views of Lake Fork with the community boat ramp right out your side door. Home features 2 bedrooms and 2 bathrooms, lots of built-ins and is tiled throughout the home with carpet in the bedrooms. Property has a deep water well to the house so no water bills here. A detached 14' x 24' single car garage with workshop area, a 14' x 14' storage shed that is perfect for all your lawn equipment, your well house is connected to the shed. There is an 11' x 22' open patio area with gorgeous views of World Famous Lake Fork! No HOA here, but subdivision has deed restrictions to site-built homes only and $300 per year road maintenance fee for private road. All furnishings and appliances are negotiable. Buyer to verify any and all information.

19. 2026-04-15
    price $327,000 890-char remark

    Show marketing remark (890 chars)

    Extremely well maintained Lake Fork home, located in a great subdivision with fantastic neighbors on Legendary Lake Fork. This property has beautiful views of Lake Fork with the community boat ramp right out your side door. Home features 2 bedrooms and 2 bathrooms, lots of built-ins and is tiled throughout the home with carpet in the bedrooms. Property has a deep water well to the house so no water bills here. A detached 14' x 24' single car garage with workshop area, a 14' x 14' storage shed that is perfect for all your lawn equipment, your well house is connected to the shed. There is an 11' x 22' open patio area with gorgeous views of World Famous Lake Fork! No HOA here, but subdivision has deed restrictions to site-built homes only and $300 per year road maintenance fee for private road. All furnishings and appliances are negotiable. Buyer to verify any and all information.

20. 2026-03-21
    price $350,000 890-char remark

    Show marketing remark (890 chars)

    Extremely well maintained Lake Fork home, located in a great subdivision with fantastic neighbors on Legendary Lake Fork. This property has beautiful views of Lake Fork with the community boat ramp right out your side door. Home features 2 bedrooms and 2 bathrooms, lots of built-ins and is tiled throughout the home with carpet in the bedrooms. Property has a deep water well to the house so no water bills here. A detached 14' x 24' single car garage with workshop area, a 14' x 14' storage shed that is perfect for all your lawn equipment, your well house is connected to the shed. There is an 11' x 22' open patio area with gorgeous views of World Famous Lake Fork! No HOA here, but subdivision has deed restrictions to site-built homes only and $300 per year road maintenance fee for private road. All furnishings and appliances are negotiable. Buyer to verify any and all information.

21. 2026-03-21
    price $350,000 890-char remark

    Show marketing remark (890 chars)

    Extremely well maintained Lake Fork home, located in a great subdivision with fantastic neighbors on Legendary Lake Fork. This property has beautiful views of Lake Fork with the community boat ramp right out your side door. Home features 2 bedrooms and 2 bathrooms, lots of built-ins and is tiled throughout the home with carpet in the bedrooms. Property has a deep water well to the house so no water bills here. A detached 14' x 24' single car garage with workshop area, a 14' x 14' storage shed that is perfect for all your lawn equipment, your well house is connected to the shed. There is an 11' x 22' open patio area with gorgeous views of World Famous Lake Fork! No HOA here, but subdivision has deed restrictions to site-built homes only and $300 per year road maintenance fee for private road. All furnishings and appliances are negotiable. Buyer to verify any and all information.

22. 2026-01-14
    listed $375,000 Active 890-char remark

    Show marketing remark (890 chars)

    Extremely well maintained Lake Fork home, located in a great subdivision with fantastic neighbors on Legendary Lake Fork. This property has beautiful views of Lake Fork with the community boat ramp right out your side door. Home features 2 bedrooms and 2 bathrooms, lots of built-ins and is tiled throughout the home with carpet in the bedrooms. Property has a deep water well to the house so no water bills here. A detached 14' x 24' single car garage with workshop area, a 14' x 14' storage shed that is perfect for all your lawn equipment, your well house is connected to the shed. There is an 11' x 22' open patio area with gorgeous views of World Famous Lake Fork! No HOA here, but subdivision has deed restrictions to site-built homes only and $300 per year road maintenance fee for private road. All furnishings and appliances are negotiable. Buyer to verify any and all information.

23. 2026-01-14
    listed $375,000 Active 890-char remark

    Show marketing remark (890 chars)

    Extremely well maintained Lake Fork home, located in a great subdivision with fantastic neighbors on Legendary Lake Fork. This property has beautiful views of Lake Fork with the community boat ramp right out your side door. Home features 2 bedrooms and 2 bathrooms, lots of built-ins and is tiled throughout the home with carpet in the bedrooms. Property has a deep water well to the house so no water bills here. A detached 14' x 24' single car garage with workshop area, a 14' x 14' storage shed that is perfect for all your lawn equipment, your well house is connected to the shed. There is an 11' x 22' open patio area with gorgeous views of World Famous Lake Fork! No HOA here, but subdivision has deed restrictions to site-built homes only and $300 per year road maintenance fee for private road. All furnishings and appliances are negotiable. Buyer to verify any and all information.

24. 1998-04-21
    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: $2,725 · $227/mo
• Projected year-2 tax: $5,488 · $457/mo
• Expected delta: +$2,763/yr (+$230/mo · 101.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,364
• − Mortgage interest: −$16,799
• − Property taxes: −$2,725
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$8,724
• Taxable loss: −$18,523
• Est. tax savings @ 24.0%: +$4,445
• After-tax cash flow: $-8,094/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: Yantis ISD
• NCES district ID: 4846590
• Math proficiency: 38% ▲ 1.00%
• Reading proficiency: 44% ▲ 3.00%
• Median HH income: $50,900
• Composite: 37.78/100
• National rank: #8742
• State rank: #660 of 1141 in TX

Livability — Yantis

• Score: 56/100
• State rank: #1293
• US rank: #22462

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,794
• Population (ZIP): 3,794

Population outlook (Wood County) Hauer SSP2

• Today (2025): 46,480 people
• By 2030: 47,796 · +2.8%
• By 2040: 50,142 · +7.9%
• By 2050: 52,122 · +12.1%
• By 2075: 57,033 · +22.7%
• By 2100: 56,418 · +21.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Slovak 3% Lithuanian 3%
• Foreign-born: 4%
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Wood

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.6%
• 2008→2024 swing: -15.5pp toward R · 2008: -54.2pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+68.2 2016: R+70.0 2012: R+64.2 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.09%
• Current HPI: 278.18
• 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

-12.8% since first listed

7 events — show timeline

• 2026-04-15 Price Changed $327,000 NTREIS
• 2026-04-15 Price Changed $327,000 GTAR
• 2026-03-21 Price Changed $350,000 NTREIS
• 2026-03-21 Price Changed $350,000 GTAR
• 2026-01-14 Listed $375,000 GTAR
• 2026-01-14 Listed $375,000 NTREIS
• 1998-04-21 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,725 · +10.0% YoY. Source: county tax records.