108 Woodland St · Malakoff, TX 75148

$49,900

4 bd · 2.5 ba · 2,247 sqft · SingleFamily public records · 27 Days on market

Built 1925 0.29 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2010 RENOVATION OF GRACIOUS 1.5 STORY CRAFTSMAN BUILT HOME, BUILT 1925, HISTORIC STRUCTURE. ENCLOSED AREA PORCHES ADD TO THE CHARM. UPDATED HOME HAS 4 BEDROOMS 2 UPSTAIRS WITH A HALF BATH AND MASTER PLUS GUEST ROOM AND HALL BATH DOWNSTAIRS. MASTER BATHROOM BOASTS WALK INS, NEW AND LARGE, MUST SEE. WONDERFUL KITCHEN WITH BIG WALK IN U-SHAPED PANTRY. OVER SIZED LAUNDRY ROOM, WET SINK AND STORAGE WITH ROOM FOR FREEZER OR FRIDGE. ENJOY BACKYARD WITH BONUS SCREENED ROOM, TILED WITH A NICE WOOD BURNING STOVE FOR WARMTH IN BREEZY PARTS OF THE EVENING. VERY STATELY HOME, 2 LIVING AREAS.

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1925

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: 2 garage spaces; 4 covered parking spaces; 2 carport spaces; Detached covered carport
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; Residential property; Two levels; Not attached to another property
• Construction: Built in 1925; Concrete construction; Composition roof; Slab foundation
• Exterior features: Lot less than 0.5 acre

Interior

• Kitchen: Dishwasher
• Bedrooms: 4 bedrooms (primary bedroom on level 1)
• Flooring: Carpet flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Electric heating
• Interior features: 9 total rooms; One living area; One dining area; Other interior features

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $797 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#884 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Malakoff ISD (town): math 48% / reading 54% proficiency, ranked #187 of 826 in TX (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Malakoff El (math 58% / reading 54%, grade C+, #574 of 4,322 statewide, top 14%, 457 students, 75% FRL).
• Market conditions: 225 active listings in the ZIP; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.90% ✓
• Cap rate: 25.47%
• Cash-on-cash: 68.47%
• DSCR: 4.05
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $231,441
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
604 E Pine St	0.42mi	5/3.0 (+1)	2,410 (+7%)	3mo	$215,000	$89	58
510 Tidmore St	0.40mi	4/2.0	2,576 (+15%)	16mo	$265,000	$103	41

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: 67.9%
• Equity multiple: 4.06×
• Total profit: $42,713
• Equity at exit: $7,440

10-year hold

• IRR: 72.1%
• Equity multiple: 8.35×
• Total profit: $102,666
• Equity at exit: $4,314

Cash invested: $13,972 (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 75148

• Home prices YoY: -27.6%
• Active inventory: 225
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,446 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $797

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 40%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-15
   days on market $49,900 Active 27 DOM
2. 2026-06-14
   days on market $49,900 Active 25 DOM
3. 2026-06-12
   days on market $49,900 Active 24 DOM
4. 2026-06-09
   days on market $49,900 Active 21 DOM
5. 2026-06-08
   days on market $49,900 Active 20 DOM
6. 2026-06-07
   days on market $49,900 Active 19 DOM
7. 2026-06-02
   days on market $49,900 Active 14 DOM
8. 2026-06-01
   days on market $49,900 Active 13 DOM
9. 2026-05-31
   days on market $49,900 Active 12 DOM
10. 2026-05-30
    days on market $49,900 Active 11 DOM
11. 2026-05-21
    price $49,900
12. 2026-05-19
    listed $54,900 Active
13. 2021-03-18
    soldstatus
14. 2021-03-15
    soldstatus Sold 586-char remark

    Show marketing remark (585 chars)

    2010 RENOVATION OF GRACIOUS 1.5 STORY CRAFTSMAN BUILT HOME (BUILT 1925, HISTORIC STRUCTURE). ENCLOSED AREA PORCHES ADD TO THE CHARM. UPDATED HOME HAS 4 BEDROOMS 2 UPSTAIRS WITH 1/2 BATH AND MASTER PLUS GUEST ROOM AND HALL BATH DOWNSTAIRS. MASTER BATHROOM BOASTS WALK INS, NEW AND LARGE, MUST SEE. WONDERFUL KITCHEN WITH BIG WALK IN U-SHAPED PANTRY. OVER SIZED LAUNDRY ROOM, WET SINK AND STORAGE WITH ROOM FOR FREEZER OR FRIDGE. ENJOY BACKYARD WITH BONUS SCREENED ROOM, TILED WITH A NICE WOOD BURNING STOVE FOR WARMTH IN BREEZY PARTS OF THE EVENING. VERY STATELY HOME, 2 LIVING AREAS.

15. 2021-03-15
    soldstatus 585-char remark

    Show marketing remark (585 chars)

    2010 RENOVATION OF GRACIOUS 1.5 STORY CRAFTSMAN BUILT HOME (BUILT 1925, HISTORIC STRUCTURE). ENCLOSED AREA PORCHES ADD TO THE CHARM. UPDATED HOME HAS 4 BEDROOMS 2 UPSTAIRS WITH 1/2 BATH AND MASTER PLUS GUEST ROOM AND HALL BATH DOWNSTAIRS. MASTER BATHROOM BOASTS WALK INS, NEW AND LARGE, MUST SEE. WONDERFUL KITCHEN WITH BIG WALK IN U-SHAPED PANTRY. OVER SIZED LAUNDRY ROOM, WET SINK AND STORAGE WITH ROOM FOR FREEZER OR FRIDGE. ENJOY BACKYARD WITH BONUS SCREENED ROOM, TILED WITH A NICE WOOD BURNING STOVE FOR WARMTH IN BREEZY PARTS OF THE EVENING. VERY STATELY HOME, 2 LIVING AREAS.

16. 2021-02-01
    status Pending 586-char remark

    Show marketing remark (586 chars)

    2010 RENOVATION OF GRACIOUS 1.5 STORY CRAFTSMAN BUILT HOME, BUILT 1925, HISTORIC STRUCTURE. ENCLOSED AREA PORCHES ADD TO THE CHARM. UPDATED HOME HAS 4 BEDROOMS 2 UPSTAIRS WITH A HALF BATH AND MASTER PLUS GUEST ROOM AND HALL BATH DOWNSTAIRS. MASTER BATHROOM BOASTS WALK INS, NEW AND LARGE, MUST SEE. WONDERFUL KITCHEN WITH BIG WALK IN U-SHAPED PANTRY. OVER SIZED LAUNDRY ROOM, WET SINK AND STORAGE WITH ROOM FOR FREEZER OR FRIDGE. ENJOY BACKYARD WITH BONUS SCREENED ROOM, TILED WITH A NICE WOOD BURNING STOVE FOR WARMTH IN BREEZY PARTS OF THE EVENING. VERY STATELY HOME, 2 LIVING AREAS.

17. 2021-01-20
    historical Active Option Contract 586-char remark

    Show marketing remark (586 chars)

    2010 RENOVATION OF GRACIOUS 1.5 STORY CRAFTSMAN BUILT HOME, BUILT 1925, HISTORIC STRUCTURE. ENCLOSED AREA PORCHES ADD TO THE CHARM. UPDATED HOME HAS 4 BEDROOMS 2 UPSTAIRS WITH A HALF BATH AND MASTER PLUS GUEST ROOM AND HALL BATH DOWNSTAIRS. MASTER BATHROOM BOASTS WALK INS, NEW AND LARGE, MUST SEE. WONDERFUL KITCHEN WITH BIG WALK IN U-SHAPED PANTRY. OVER SIZED LAUNDRY ROOM, WET SINK AND STORAGE WITH ROOM FOR FREEZER OR FRIDGE. ENJOY BACKYARD WITH BONUS SCREENED ROOM, TILED WITH A NICE WOOD BURNING STOVE FOR WARMTH IN BREEZY PARTS OF THE EVENING. VERY STATELY HOME, 2 LIVING AREAS.

18. 2020-11-25
    price $174,000 586-char remark

    Show marketing remark (586 chars)

    2010 RENOVATION OF GRACIOUS 1.5 STORY CRAFTSMAN BUILT HOME, BUILT 1925, HISTORIC STRUCTURE. ENCLOSED AREA PORCHES ADD TO THE CHARM. UPDATED HOME HAS 4 BEDROOMS 2 UPSTAIRS WITH A HALF BATH AND MASTER PLUS GUEST ROOM AND HALL BATH DOWNSTAIRS. MASTER BATHROOM BOASTS WALK INS, NEW AND LARGE, MUST SEE. WONDERFUL KITCHEN WITH BIG WALK IN U-SHAPED PANTRY. OVER SIZED LAUNDRY ROOM, WET SINK AND STORAGE WITH ROOM FOR FREEZER OR FRIDGE. ENJOY BACKYARD WITH BONUS SCREENED ROOM, TILED WITH A NICE WOOD BURNING STOVE FOR WARMTH IN BREEZY PARTS OF THE EVENING. VERY STATELY HOME, 2 LIVING AREAS.

19. 2020-10-08
    price $176,700 586-char remark

    Show marketing remark (586 chars)

    2010 RENOVATION OF GRACIOUS 1.5 STORY CRAFTSMAN BUILT HOME, BUILT 1925, HISTORIC STRUCTURE. ENCLOSED AREA PORCHES ADD TO THE CHARM. UPDATED HOME HAS 4 BEDROOMS 2 UPSTAIRS WITH A HALF BATH AND MASTER PLUS GUEST ROOM AND HALL BATH DOWNSTAIRS. MASTER BATHROOM BOASTS WALK INS, NEW AND LARGE, MUST SEE. WONDERFUL KITCHEN WITH BIG WALK IN U-SHAPED PANTRY. OVER SIZED LAUNDRY ROOM, WET SINK AND STORAGE WITH ROOM FOR FREEZER OR FRIDGE. ENJOY BACKYARD WITH BONUS SCREENED ROOM, TILED WITH A NICE WOOD BURNING STOVE FOR WARMTH IN BREEZY PARTS OF THE EVENING. VERY STATELY HOME, 2 LIVING AREAS.

20. 2020-06-10
    listed $179,250 Active 586-char remark

    Show marketing remark (585 chars)

    2010 RENOVATION OF GRACIOUS 1.5 STORY CRAFTSMAN BUILT HOME (BUILT 1925, HISTORIC STRUCTURE). ENCLOSED AREA PORCHES ADD TO THE CHARM. UPDATED HOME HAS 4 BEDROOMS 2 UPSTAIRS WITH 1/2 BATH AND MASTER PLUS GUEST ROOM AND HALL BATH DOWNSTAIRS. MASTER BATHROOM BOASTS WALK INS, NEW AND LARGE, MUST SEE. WONDERFUL KITCHEN WITH BIG WALK IN U-SHAPED PANTRY. OVER SIZED LAUNDRY ROOM, WET SINK AND STORAGE WITH ROOM FOR FREEZER OR FRIDGE. ENJOY BACKYARD WITH BONUS SCREENED ROOM, TILED WITH A NICE WOOD BURNING STOVE FOR WARMTH IN BREEZY PARTS OF THE EVENING. VERY STATELY HOME, 2 LIVING AREAS.

21. 2020-06-10
    listed $174,000 585-char remark

    Show marketing remark (585 chars)

    2010 RENOVATION OF GRACIOUS 1.5 STORY CRAFTSMAN BUILT HOME (BUILT 1925, HISTORIC STRUCTURE). ENCLOSED AREA PORCHES ADD TO THE CHARM. UPDATED HOME HAS 4 BEDROOMS 2 UPSTAIRS WITH 1/2 BATH AND MASTER PLUS GUEST ROOM AND HALL BATH DOWNSTAIRS. MASTER BATHROOM BOASTS WALK INS, NEW AND LARGE, MUST SEE. WONDERFUL KITCHEN WITH BIG WALK IN U-SHAPED PANTRY. OVER SIZED LAUNDRY ROOM, WET SINK AND STORAGE WITH ROOM FOR FREEZER OR FRIDGE. ENJOY BACKYARD WITH BONUS SCREENED ROOM, TILED WITH A NICE WOOD BURNING STOVE FOR WARMTH IN BREEZY PARTS OF THE EVENING. VERY STATELY HOME, 2 LIVING AREAS.

22. 2019-12-07
    historical
23. 2019-10-19
    price $179,000
24. 2019-06-06
    listed $189,900 Active
25. 1999-02-01
    soldstatus

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

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 ≥111°F today · 27 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $17,348
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$1,452
• Taxable income: $9,328
• Est. tax owed @ 24.0%: −$2,239
• After-tax cash flow: $7,328/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: Malakoff ISD
• NCES district ID: 4828780
• Math proficiency: 48% ▼ -14.00%
• Reading proficiency: 54% ▼ -5.00%
• Median HH income: $38,970
• Composite: 42.54/100
• National rank: #3200
• State rank: #187 of 826 in TX

Livability — Malakoff

• Score: 63/100
• State rank: #884
• US rank: #15919

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Malakoff, TX
• Population (ZIP): 5,944

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 80,471 people
• By 2030: 80,608 · +0.2%
• By 2040: 80,087 · -0.5%
• By 2050: 78,208 · -2.8%
• By 2075: 72,423 · -10.0%
• By 2100: 61,012 · -24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 11% Hispanic / Latino 11% Black 11%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Russian 2% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+63.5) · D 18.0% · R 81.4%
• 2008→2024 swing: -18.8pp toward R · 2008: -44.6pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.2 2016: R+60.0 2012: R+54.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.76%
• Current HPI: 217.1629
• 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

-73.7% since first listed

15 events — show timeline

• 2026-05-21 Price Changed $49,900 NTREIS
• 2026-05-19 Listed $54,900 NTREIS
• 2021-03-18 Sold (Public Records) — Public Records
• 2021-03-15 Sold (MLS) — HCBOR
• 2021-03-15 Sold (MLS) — NTREIS
• 2021-02-01 Pending — NTREIS
• 2021-01-20 Contingent — NTREIS
• 2020-11-25 Price Changed $174,000 NTREIS
• 2020-10-08 Price Changed $176,700 NTREIS
• 2020-06-10 Listed $174,000 HCBOR
• 2020-06-10 Listed $179,250 NTREIS
• 2019-12-07 Listing Removed — NTREIS
• 2019-10-19 Price Changed $179,000 NTREIS
• 2019-06-06 Listed $189,900 NTREIS
• 1999-02-01 Sold (Public Records) — Public Records

Property tax history

+9.2%/yr

Latest (2025): $3,472 · +8.7% YoY. Source: county tax records.