691 County Road 174 · Wadsworth, TX 77414

$84,900

3 bd · 1.0 ba · 4,000 sqft · SingleFamily public records · 27 Days on market

Built 1996 2.00 ac lot

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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 +29.2/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The subject property is a country home situated on a spacious lot, offering a rural setting with convenient access to outdoor activities. The residence provides ample living space and presents an opportunity for updates and improvements to enhance its overall condition and appeal.

Key facts

• Ample living space
• Spacious lot
• Rural setting

Tags

• SPACIOUS LOT
• RURAL SETTING
• AMPLE LIVING SPACE

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: No designated parking
• Utilities: Well water
• Home design: Residential property
• Construction: Built in 1996; Wood siding; Block foundation; Composition roof
• Exterior features: Cleared lot; Asphalt road access

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms on the first floor (primary bedroom 10x10; two bedrooms 8x8)
• Bathrooms: Two full bathrooms on the first floor
• Heating & cooling: Propane heating; Window unit(s) for cooling; Has heating and cooling
• Interior features: Dining room; Family room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Van Vleck ISD (town): math 36% / reading 37% proficiency, ranked #492 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Van Vleck El (math 42% / reading 37%, grade F, #1,545 of 4,322 statewide, top 38%, 303 students, 58% FRL); Van Vleck Jr H S (math 29% / reading 38%, grade F, #911 of 1,662 statewide, top 56%, 243 students, 59% FRL); Van Vleck H S (math 57% / reading 42%, grade D, #509 of 1,632 statewide, top 34%, 355 students, 50% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising (+3.3%/yr); 626 active listings in the ZIP; 153 units permitted in Matagorda County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,626 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.54% ✓
• Cap rate: 10.49%
• Cash-on-cash: 14.99%
• DSCR: 1.67
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.28% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,444
• Equity at exit: $12,659

10-year hold

• IRR: 11.7%
• Equity multiple: 1.94×
• Total profit: $22,298
• Equity at exit: $7,341

Cash invested: $23,772 (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 77414

• Home prices YoY: -17.7%
• Rents YoY: 3.3%
• Active inventory: 626
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$254 /mo · $3,043/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $231

Break-even live

Break-even rent $1,013

Max offer price $84,900

Occupancy floor 77%

Sensitivity live

Price	-10% $279	-5% $255	+0% $231	+5% $206	+10% $182
Rent	-10% $127	-5% $179	+0% $231	+5% $282	+10% $334
Rate	-1.0pp $273	-0.5pp $252	base $231	+0.5pp $209	+1.0pp $186

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $84,900 Active 27 DOM
2. 2026-06-19
   days on market $84,900 Active 24 DOM
3. 2026-06-18
   days on market $84,900 Active 23 DOM
4. 2026-06-17
   price $84,900 Active 22 DOM
5. 2026-06-17
   days on market $99,900 Active 22 DOM
6. 2026-06-16
   days on market $99,900 Active 21 DOM
7. 2026-06-15
   days on market $99,900 Active 20 DOM
8. 2026-06-14
   days on market $99,900 Active 18 DOM
9. 2026-06-13
   price $99,900 Active 17 DOM
10. 2026-06-12
    days on market $124,900 Active 17 DOM
11. 2026-06-09
    days on market $124,900 Active 14 DOM
12. 2026-06-08
    days on market $124,900 Active 13 DOM
13. 2026-06-07
    days on market $124,900 Active 12 DOM
14. 2026-06-07
    pricedays on market $124,900 Active 11 DOM
15. 2026-06-03
    days on market $214,900 Active 8 DOM
16. 2026-06-02
    days on market $214,900 Active 7 DOM
17. 2026-06-01
    days on market $214,900 Active 6 DOM
18. 2026-05-31
    days on market $214,900 Active 5 DOM
19. 2026-05-30
    days on market $214,900 Active 4 DOM
20. 2026-05-27
    listed $214,900 Active
21. 2006-09-01
    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: $3,043 · $254/mo
• Projected year-2 tax: $3,043 · $254/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥113°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: $15,663
• − Mortgage interest: −$4,756
• − Property taxes: −$3,043
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$2,470
• Taxable income: $1,666
• Est. tax owed @ 24.0%: −$400
• After-tax cash flow: $2,366/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: Van Vleck ISD
• NCES district ID: 4843950
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 37% ▼ -8.00%
• Median HH income: $43,348
• Composite: 30.96/100
• National rank: #6106
• State rank: #492 of 826 in TX

Livability — Wadsworth

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Matagorda County · 24,334 people
• Metro: Bay City, TX
• Population (ZIP): 24,334
• Household income: $59,128
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1228.0

Population outlook (Matagorda County) Hauer SSP2

• Today (2025): 37,148 people
• By 2030: 37,082 · -0.2%
• By 2040: 36,987 · -0.4%
• By 2050: 36,934 · -0.6%
• By 2075: 37,178 · +0.1%
• By 2100: 35,184 · -5.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 43% White 39% Black 13% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 37% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 12% · Canada
• Languages at home: 71% English-only · Spanish 26% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Matagorda

• 2024 margin: Solid R (+50.5) · D 24.3% · R 74.8%
• 2008→2024 swing: -23.1pp toward R · 2008: -27.4pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+44.5 2016: R+40.7 2012: R+33.5 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.31%
• Current HPI: 168.9985
• Rent YoY: ▲ 3.28%
• Metro: Bay City, TX
• 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

2 events — show timeline

• 2026-05-27 Listed $214,900 HARMLS
• 2006-09-01 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $3,043 · +8.1% YoY. Source: county tax records.