106 S Wilson St · Ladonia, TX 75449

$125,000

2 bd · 1.0 ba · 598 sqft · SingleFamily public records · 79 Days on market

Built 1990 0.50 ac lot $209/sqft · 90% above area ↓ 24% 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).

• Cash flow +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +4.2/10.0
• Appreciation +3.4/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 2-Bedroom Home on Half an Acre in Ladonia, TX This inviting two-bedroom home with one bathroom sits on a spacious half-acre lot inside the city limits of Ladonia, Texas. The property offers a comfortable small-town setting with room to grow, garden, or simply enjoy the outdoors. Located in an area experiencing exciting growth, this home is just minutes from the development of Ralph Hall Lake—a new North Texas reservoir expected to bring increased recreation, investment, and long-term value to the region. Whether you're looking for a starter home, downsizing, or seeking an investment opportunity in a developing area, this property delivers excellent potential.

Key facts

• 0.5 acre lot
• Built 1990
• Listed 79 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $125 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (8.4% below list).
• Recommended offer: $114k (8.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 49/100 on livability (#1,507 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Fannindel ISD (rural): math 25% / reading 30% proficiency, ranked #1,057 of 1,141 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Fannindel El (math 10% / reading 10%, grade F, #4,250 of 4,322 statewide, top 99%, 83 students, 95% FRL); Fannindel H S (math 15% / reading 15%, grade F, #1,507 of 1,632 statewide, top 93%, 64 students, 84% FRL) — zoned schools average 90% FRL vs 70% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% at this address vs 28% district-wide (-15 pts) — the specific schools serving this property underperform the Fannindel ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 34 active listings in the ZIP; 82 units permitted in Fannin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Fannin County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($118k) 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

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,478 (8.4% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.92% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.27%
• DSCR: 1.19
• GRM: 9.1

CMA / ARV

• ARV (median comp): $65,848
• List price: $125,000
• Delta: 89.83%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.7%
• Equity multiple: 0.65×
• Total profit: $-12,356
• Equity at exit: $18,638

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-682
• Equity at exit: $10,808

Cash invested: $35,000 (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 75449

• Home prices YoY: -1.3%
• Active inventory: 34
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,145 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$72 /mo · $866/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $125

Break-even live

Break-even rent $987

Max offer price $125,000

Occupancy floor 84%

Sensitivity live

Price	-10% $195	-5% $160	+0% $125	+5% $89	+10% $54
Rent	-10% $34	-5% $79	+0% $125	+5% $170	+10% $215
Rate	-1.0pp $188	-0.5pp $156	base $125	+0.5pp $92	+1.0pp $59

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $125,000 Active 79 DOM
2. 2026-06-18
   days on market $125,000 Active 76 DOM
3. 2026-06-17
   days on market $125,000 Active 75 DOM
4. 2026-06-16
   days on market $125,000 Active 74 DOM
5. 2026-06-15
   days on market $125,000 Active 73 DOM
6. 2026-06-13
   days on market $125,000 Active 71 DOM
7. 2026-06-09
   days on market $125,000 Active 67 DOM
8. 2026-06-08
   days on market $125,000 Active 66 DOM
9. 2026-06-07
   days on market $125,000 Active 65 DOM
10. 2026-06-04
    days on market $125,000 Active 62 DOM
11. 2026-06-03
    days on market $125,000 Active 61 DOM
12. 2026-06-02
    days on market $125,000 Active 60 DOM
13. 2026-06-01
    days on market $125,000 Active 59 DOM
14. 2026-05-31
    days on market $125,000 Active 58 DOM
15. 2026-04-02
    listed $125,000 Active 686-char remark

    Show marketing remark (686 chars)

    Charming 2-Bedroom Home on Half an Acre in Ladonia, TX This inviting two-bedroom home with one bathroom sits on a spacious half-acre lot inside the city limits of Ladonia, Texas. The property offers a comfortable small-town setting with room to grow, garden, or simply enjoy the outdoors. Located in an area experiencing exciting growth, this home is just minutes from the development of Ralph Hall Lake—a new North Texas reservoir expected to bring increased recreation, investment, and long-term value to the region. Whether you're looking for a starter home, downsizing, or seeking an investment opportunity in a developing area, this property delivers excellent potential.

16. 2026-02-16
    historical
17. 2025-06-27
    listed $165,000 Active
18. 2000-09-28
    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: $866 · $72/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$1,421/yr (+$118/mo · 164.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $13,737
• − Mortgage interest: −$7,002
• − Property taxes: −$866
• − Insurance: −$625
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$3,636
• Taxable loss: −$590
• Est. tax savings @ 24.0%: +$142
• After-tax cash flow: $1,637/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: Fannindel ISD
• NCES district ID: 4819050
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $34,661
• Composite: 25.59/100
• National rank: #12831
• State rank: #1057 of 1141 in TX

Livability — Ladonia

• Score: 49/100
• State rank: #1507
• US rank: #25780

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ladonia, TX
• City population: 1,000
• Population (ZIP): 1,000

Population outlook (Fannin County) Hauer SSP2

• Today (2025): 33,423 people
• By 2030: 33,035 · -1.2%
• By 2040: 32,250 · -3.5%
• By 2050: 31,462 · -5.9%
• By 2075: 29,447 · -11.9%
• By 2100: 25,459 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 20% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Iranian 3% Lithuanian 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Fannin

• 2024 margin: Solid R (+67.4) · D 15.9% · R 83.3%
• 2008→2024 swing: -27.8pp toward R · 2008: -39.6pp · 2024: -67.4pp
• All cycles: 2024: R+67.4 2020: R+63.4 2016: R+61.9 2012: R+52.5 2008: R+39.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.28%
• Current HPI: 249.4338
• 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

-24.2% since first listed

4 events — show timeline

• 2026-04-02 Listed $125,000 NTREIS
• 2026-02-16 Listing Removed — NTREIS
• 2025-06-27 Listed $165,000 NTREIS
• 2000-09-28 Sold (Public Records) — Public Records

Property tax history

+9.4%/yr

Latest (2025): $866 · -13.0% YoY. Source: county tax records.