1615 10th St · Wilson, TX 79381

$119,000

3 bd · 3.0 ba · 3,025 sqft · SingleFamily · 115 Days on market

Built 1950 Good condition 6,500 sqft lot ↓ 20% 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
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Experience unique living in this one-of-a-kind property with endless possibilities. Three bedrooms, each with it's own bathroom, two oversized living areas & a large dining area. The kitchen is a chef's dream with its own preparation area with sink, an abundance of counterspace & cabinets. There are three bonus rooms that can be used as offices, sewing room or craft room. Spacious isolated primary suite with large walk-in closet. Beautiful hand-tooled ceilings & woodwork. Two car carport with storage cabinets plus a storage room. The backyard has a security fence & gate to secure the 20.10'x14.1' shop with fireplace & storage lot is about 1/4 acre in size.

Key facts

• Storage room
• Chef's dream kitchen
• Hand-tooled ceilings

Tags

• CHEF'S DREAM KITCHEN
• HAND-TOOLED CEILINGS
• SECURITY FENCE
• STORAGE CABINETS
• STORAGE ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $119k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $119k).
• Recommended offer: $108k (9.0% 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 $5k of equity ($823 loan paydown + $4k 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 $33k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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. 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: 2.27% ✓
• Cap rate: 19.47%
• Cash-on-cash: 47.07%
• DSCR: 3.09
• GRM: 3.7

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: 52.5%
• Equity multiple: 3.96×
• Total profit: $98,683
• Equity at exit: $54,636

10-year hold

• IRR: 52.0%
• Equity multiple: 8.00×
• Total profit: $233,404
• Equity at exit: $85,088

Cash invested: $33,320 (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: 3.7×

Monthly cashflow live

• Estimated rent: $2,695 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $1,307

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,389	-5% $1,348	+0% $1,307	+5% $1,266	+10% $1,225
Rent	-10% $1,094	-5% $1,201	+0% $1,307	+5% $1,414	+10% $1,520
Rate	-1.0pp $1,367	-0.5pp $1,337	base $1,307	+0.5pp $1,276	+1.0pp $1,245

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $119,000 Active 115 DOM
2. 2026-06-17
   days on market $119,000 Active 114 DOM
3. 2026-06-16
   days on market $119,000 Active 113 DOM
4. 2026-06-15
   days on market $119,000 Active 112 DOM
5. 2026-06-14
   days on market $119,000 Active 110 DOM
6. 2026-06-13
   days on market $119,000 Active 109 DOM
7. 2026-06-10
   days on market $119,000 Active 107 DOM
8. 2026-06-09
   days on market $119,000 Active 106 DOM
9. 2026-06-09
   price $119,000 Active 105 DOM
10. 2026-06-08
    days on market $139,500 Active 105 DOM
11. 2026-06-07
    days on market $139,500 Active 104 DOM
12. 2026-06-03
    days on market $139,500 Active 100 DOM
13. 2026-06-02
    days on market $139,500 Active 99 DOM
14. 2026-06-01
    days on market $139,500 Active 98 DOM
15. 2026-05-31
    days on market $139,500 Active 97 DOM
16. 2026-05-30
    days on market $139,500 Active 96 DOM
17. 2026-02-23
    listed $139,500 Active 694-char remark

    Show marketing remark (694 chars)

    Experience unique living in this one-of-a-kind property with endless possibilities. Three bedrooms, each with it's own bathroom, two oversized living areas & a large dining area. The kitchen is a chef's dream with its own preparation area with sink, an abundance of counterspace & cabinets. There are three bonus rooms that can be used as offices, sewing room or craft room. Spacious isolated primary suite with large walk-in closet. Beautiful hand-tooled ceilings & woodwork. Two car carport with storage cabinets plus a storage room. The backyard has a security fence & gate to secure the 20.10'x14.1' shop with fireplace & storage lot is about 1/4 acre in size.

18. 2026-02-23
    price $139,500

    Show marketing remark (694 chars)

    Experience unique living in this one-of-a-kind property with endless possibilities. Three bedrooms, each with it's own bathroom, two oversized living areas & a large dining area. The kitchen is a chef's dream with its own preparation area with sink, an abundance of counterspace & cabinets. There are three bonus rooms that can be used as offices, sewing room or craft room. Spacious isolated primary suite with large walk-in closet. Beautiful hand-tooled ceilings & woodwork. Two car carport with storage cabinets plus a storage room. The backyard has a security fence & gate to secure the 20.10'x14.1' shop with fireplace & storage lot is about 1/4 acre in size.

19. 2025-10-27
    price $175,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,346
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$2,588
• − Management: −$2,588
• − Depreciation: −$3,462
• Taxable income: $14,663
• Est. tax owed @ 24.0%: −$3,519
• After-tax cash flow: $12,166/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 · 6 photos

Good 75/100 None rehab

This single-family home is in good condition with a good condition score of 75. It has a good kitchen, bathrooms, and flooring, and is well-maintained with no major repairs needed. The property is move-in ready and has good curb appeal.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and property value.
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and property value. ↑
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-20.3% since first listed

3 events — show timeline

• 2026-02-23 Listed $139,500 LARMLS
• 2026-02-23 Price Changed $139,500 LARMLS
• 2025-10-27 Price Changed $175,000 LARMLS