200 E Myrtle St · Winnsboro, TX 75494

$189,500

3 bd · 2.0 ba · 1,856 sqft · SingleFamily public records · 70 Days on market

Built 1950 0.26 ac lot $102/sqft · at area comps Est $192k · at est.

---

Why this score? — see what drove the C+ 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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +8.0/15.0
• 1% rule +6.8/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3BR-2BA home located in the heart of historic Winnsboro on a corner lot. This property features a spacious front & fenced back yard with a covered gazebo, ideal for outdoor entertaining. Interior offers an open concept kitchen with breakfast area & adjoining family room, plus a separate formal living room. Split-bedroom floor plan provides privacy, with a primary suite featuring an ensuite bath and walk-in closet. Two additional guest bedrooms offer a functional & flexible layout. Conveniently located within walking distance to downtown amenities including dining, shopping, Farmer's Market, schools, and local hospital. Great opportunity in a desirable location.

Key facts

• Covered gazebo
• Open concept kitchen
• Fenced back yard

Tags

• CORNER LOT
• FENCED BACK YARD
• COVERED GAZEBO
• OPEN CONCEPT KITCHEN
• BREAKFAST AREA
• ADJOINING FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $178k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.8% in Winnsboro — 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 69/100 on livability (#416 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• Winnsboro ISD (town): math 46% / reading 40% proficiency, ranked #330 of 826 in TX (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 220 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($178k) 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: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $178,130 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.68%
• DSCR: 1.43
• GRM: 7.1

CMA / ARV

• ARV (median comp): $191,836
• List price: $189,500
• Delta: -1.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 S Main St	0.06mi	3/2.5	1,815 (-2%)	3mo	$189,000	$104	89
300 S Beech St	0.16mi	2/2.0 (-1)	1,871 (+1%)	2mo	$169,900	$91	85
504 N Main St	0.35mi	3/2.0	1,710 (-8%)	2mo	$245,888	$144	69
409 W Myrtle St	0.32mi	3/2.0	1,708 (-8%)	14mo	$269,500	$158	60
203 E Cedar St	0.05mi	4/2.0 (+1)	1,586 (-14%)	15mo	$189,500	$119	56
207 W Coke Rd	0.48mi	3/2.0	2,010 (+8%)	9mo	$205,000	$102	56
112 W Pine St	0.43mi	3/1.0	1,995 (+8%)	11mo	$84,700	$42	55
202 Wanda Dr	0.66mi	4/2.0 (+1)	1,804 (-3%)	8mo	$239,000	$132	53
4039 Cr 3470	0.59mi	2/2.0 (-1)	1,776 (-4%)	10mo	$242,900	$137	52
805 Circle Dr	0.61mi	3/2.0	2,060 (+11%)	10mo	$245,900	$119	45
911 N Walnut St	0.61mi	2/1.0 (-1)	1,760 (-5%)	12mo	$138,000	$78	44
308 Jeannine St	0.69mi	3/2.0	1,615 (-13%)	6mo	$236,900	$147	42

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-3,389
• Equity at exit: $28,255

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $32,367
• Equity at exit: $16,384

Cash invested: $53,060 (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 75494

• Home prices YoY: -10.9%
• Active inventory: 220
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,235 medium
• Mortgage (P&I): −$994
• Tax from tax record: −$265 /mo · $3,178/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $428

Break-even live

Break-even rent $1,693

Max offer price $189,500

Occupancy floor 76%

Sensitivity live

Price	-10% $535	-5% $482	+0% $428	+5% $374	+10% $321
Rent	-10% $252	-5% $340	+0% $428	+5% $516	+10% $605
Rate	-1.0pp $524	-0.5pp $476	base $428	+0.5pp $379	+1.0pp $329

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: $47,375
• Closing costs: $5,685
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 S Mill St Winnsboro, TX	4.0	2.0	1954	$2,235	$1.14	44d	1	0.12mi

Listing history 10 events

1. 2026-06-02
   status $189,500 Pending 70 DOM
2. 2026-06-01
   days on market $189,500 Active Option Contract 70 DOM
3. 2026-05-31
   days on market $189,500 Active Option Contract 69 DOM
4. 2026-05-19
   status Pending 696-char remark

   Show marketing remark (689 chars)

   Charming 3BR-2BA home located in the heart of historic Winnsboro on a corner lot. This property features a spacious front &fenced back yard with a covered gazebo, ideal for outdoor entertaining. Interior offers an open concept kitchen with breakfast area & adjoining family room, plus a separate formal living room. Split-bedroom floor plan provides privacy, with a primary suite featuring an ensuite bath and walk-in closet. Two additional guest bedrooms offer a functional & flexible layout. Conveniently located within walking distance to downtown amenities including dining, shopping, Farmer's Market, schools, and local hospital. Great opportunity in a desirable location.

5. 2026-05-19
   historical Active Option Contract 689-char remark

   Show marketing remark (689 chars)

   Charming 3BR-2BA home located in the heart of historic Winnsboro on a corner lot. This property features a spacious front &fenced back yard with a covered gazebo, ideal for outdoor entertaining. Interior offers an open concept kitchen with breakfast area & adjoining family room, plus a separate formal living room. Split-bedroom floor plan provides privacy, with a primary suite featuring an ensuite bath and walk-in closet. Two additional guest bedrooms offer a functional & flexible layout. Conveniently located within walking distance to downtown amenities including dining, shopping, Farmer's Market, schools, and local hospital. Great opportunity in a desirable location.

6. 2026-03-21
   listed $189,500 Active 689-char remark

   Show marketing remark (689 chars)

   Charming 3BR-2BA home located in the heart of historic Winnsboro on a corner lot. This property features a spacious front &fenced back yard with a covered gazebo, ideal for outdoor entertaining. Interior offers an open concept kitchen with breakfast area & adjoining family room, plus a separate formal living room. Split-bedroom floor plan provides privacy, with a primary suite featuring an ensuite bath and walk-in closet. Two additional guest bedrooms offer a functional & flexible layout. Conveniently located within walking distance to downtown amenities including dining, shopping, Farmer's Market, schools, and local hospital. Great opportunity in a desirable location.

7. 2026-03-20
   listed $189,500 Active 696-char remark

   Show marketing remark (696 chars)

   Charming 3BR-2BA home located in the heart of historic Winnsboro on a corner lot. This property features a spacious front & fenced back yard with a covered gazebo, ideal for outdoor entertaining. Interior offers an open concept kitchen with breakfast area & adjoining family room, plus a separate formal living room. Split-bedroom floor plan provides privacy, with a primary suite featuring an ensuite bath and walk-in closet. Two additional guest bedrooms offer a functional & flexible layout. Conveniently located within walking distance to downtown amenities including dining, shopping, Farmer's Market, schools, and local hospital. Great opportunity in a desirable location.

8. 2019-12-13
   soldstatus
9. 2010-07-20
   soldstatus
10. 2003-09-24
    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: $3,178 · $265/mo
• Projected year-2 tax: $3,468 · $289/mo
• Expected delta: +$290/yr (+$24/mo · 9.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 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: $26,820
• − Mortgage interest: −$10,615
• − Property taxes: −$3,178
• − Insurance: −$948
• − Repairs & maintenance: −$2,146
• − Management: −$2,146
• − Depreciation: −$5,513
• Taxable income: $2,276
• Est. tax owed @ 24.0%: −$546
• After-tax cash flow: $4,591/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: Winnsboro ISD
• NCES district ID: 4846200
• Math proficiency: 46% ▼ -4.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $40,192
• Composite: 36.07/100
• National rank: #4769
• State rank: #330 of 826 in TX

Livability — Winnsboro

• Score: 69/100
• State rank: #416
• US rank: #8564

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winnsboro, TX
• Population (ZIP): 11,685

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 13% Two or more races 10% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Serbian 2% Iranian 2% Slovak 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 8% German/W. Germanic 1% Arabic 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: ▼ -28.64%
• Current HPI: 234.6203
• 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

+0.0% since first listed

7 events — show timeline

• 2026-05-19 Pending — GTAR
• 2026-05-19 Contingent — NTREIS
• 2026-03-21 Listed $189,500 NTREIS
• 2026-03-20 Listed $189,500 GTAR
• 2019-12-13 Sold (Public Records) — Public Records
• 2010-07-20 Sold (Public Records) — Public Records
• 2003-09-24 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $3,178 · +7.4% YoY. Source: county tax records.