504 Redwater Rd · Wake Village, TX 75501

$130,000

3 bd · 1.5 ba · 1,426 sqft · SingleFamily public records · 85 Days on market

Built 1978 0.29 ac lot $91/sqft · 33% above area Est $97k · 33% over

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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
• DSCR +5.9/10.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

504 Redwater Rd, Wake Village, TX 75501 - Own It or Cash Flow It. This brick ranch sits on a generous lot in Wake Village with a spacious backyard framed by mature trees, a covered back patio, and a single-car garage — solid bones with great outdoor space. Inside, the layout flows through two connected living areas with wood-paneled walls, built-in shelving, carpet flooring, and ceiling fans throughout. French doors and a sliding glass door off the living room open to the backyard, adding natural light and easy outdoor access. The kitchen features abundant wood cabinetry with decorative hardware, a wall oven, an electric cooktop, a marble-look tile backsplash, and a peninsula bar that opens to the living area. Three carpeted bedrooms with ceiling fans and good closet space — including a large walk-in with built-in shelving. Two full baths round out the layout. For homeowners, this is a comfortable, move-in-ready home in the established Wake Village community, close to shopping, dining, and schools. For investors, Wake Village's steady rental demand and Texarkana's favorable entry pricing make this a reliable buy-and-hold opportunity. The traditional brick construction and functional layout appeal to long-term tenants, keeping turnover low. Bowie County Best For: Primary Residence · Long-Term Rental · Buy & Hold

Key facts

• Spacious backyard
• Natural light
• Covered back patio

Tags

• SPACIOUS BACKYARD
• COVERED BACK PATIO
• BUILT-IN SHELVING
• NATURAL LIGHT
• EASY OUTDOOR ACCESS
• ABUNDANT WOOD CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#51 in TX, #2,068 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F.
• Texarkana ISD (urban): math 36% / reading 41% proficiency, ranked #472 of 826 in TX (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wake Village El (math 41% / reading 41%, grade F, #1,462 of 4,322 statewide, top 34%, 579 students, 85% FRL); Texas Middle (math 35% / reading 41%, grade F, #717 of 1,662 statewide, top 44%, 1,413 students, 75% FRL); Texas H S (math 39% / reading 52%, grade D-, #634 of 1,632 statewide, top 39%, 1,719 students, 62% FRL).
• Market conditions: Rents rising (+1.6%/yr); 326 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).
• This rent runs 35% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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 1978 — 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 D-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. 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: 1.03% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.27%
• DSCR: 1.19
• GRM: 8.1

CMA / ARV

• ARV (median comp): $97,492
• List price: $130,000
• Delta: 33.34%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 Diane Dr	0.43mi	3/2.0	1,489 (+4%)	6mo	$178,000	$120	66

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 · 1.63% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.60×
• Total profit: $-14,606
• Equity at exit: $19,383

10-year hold

• IRR: -4.1%
• Equity multiple: 0.75×
• Total profit: $-9,227
• Equity at exit: $11,240

Cash invested: $36,400 (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 75501

• Home prices YoY: -34.9%
• Rents YoY: 1.6%
• Active inventory: 326
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,343 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$196 /mo · $2,349/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $129

Break-even live

Break-even rent $1,179

Max offer price $130,000

Occupancy floor 85%

Sensitivity live

Price	-10% $203	-5% $166	+0% $129	+5% $93	+10% $56
Rent	-10% $23	-5% $76	+0% $129	+5% $183	+10% $236
Rate	-1.0pp $195	-0.5pp $163	base $129	+0.5pp $96	+1.0pp $62

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 Redwater Rd Wake Village, TX	2.0	1.0	900	$1,500	$1.67	45d	1	0.07mi
60 Clark St Nash, TX	2.0–3.0	2.0	1450	$1,450	$1.00	45d	2	1.08mi

Listing history 24 events

1. 2026-06-21
   days on market $130,000 Active 85 DOM
2. 2026-06-19
   days on market $130,000 Active 83 DOM
3. 2026-06-18
   days on market $130,000 Active 82 DOM
4. 2026-06-17
   days on market $130,000 Active 81 DOM
5. 2026-06-17
   price $130,000 Active 80 DOM
6. 2026-06-16
   days on market $139,000 Active 80 DOM
7. 2026-06-15
   days on market $139,000 Active 79 DOM
8. 2026-06-14
   days on market $139,000 Active 77 DOM
9. 2026-06-13
   days on market $139,000 Active 76 DOM
10. 2026-06-10
    days on market $139,000 Active 74 DOM
11. 2026-06-09
    days on market $139,000 Active 73 DOM
12. 2026-06-08
    days on market $139,000 Active 72 DOM
13. 2026-06-07
    days on market $139,000 Active 71 DOM
14. 2026-06-05
    days on market $139,000 Active 68 DOM
15. 2026-06-02
    days on market $139,000 Active 66 DOM
16. 2026-06-01
    days on market $139,000 Active 65 DOM
17. 2026-05-31
    days on market $139,000 Active 64 DOM
18. 2026-05-30
    days on market $139,000 Active 63 DOM
19. 2026-03-28
    listed $148,000 Active 1374-char remark

    Show marketing remark (1374 chars)

    504 Redwater Rd, Wake Village, TX 75501 - Own It or Cash Flow It. This brick ranch sits on a generous lot in Wake Village with a spacious backyard framed by mature trees, a covered back patio, and a single-car garage — solid bones with great outdoor space. Inside, the layout flows through two connected living areas with wood-paneled walls, built-in shelving, carpet flooring, and ceiling fans throughout. French doors and a sliding glass door off the living room open to the backyard, adding natural light and easy outdoor access. The kitchen features abundant wood cabinetry with decorative hardware, a wall oven, an electric cooktop, a marble-look tile backsplash, and a peninsula bar that opens to the living area. Three carpeted bedrooms with ceiling fans and good closet space — including a large walk-in with built-in shelving. Two full baths round out the layout. For homeowners, this is a comfortable, move-in-ready home in the established Wake Village community, close to shopping, dining, and schools. For investors, Wake Village's steady rental demand and Texarkana's favorable entry pricing make this a reliable buy-and-hold opportunity. The traditional brick construction and functional layout appeal to long-term tenants, keeping turnover low. Bowie County Best For: Primary Residence · Long-Term Rental · Buy & Hold

20. 2026-03-05
    historical $1,150
21. 2026-02-19
    price $1,150
22. 2026-02-18
    listed $1,550
23. 2025-07-25
    soldstatus
24. 2001-07-20
    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: $2,349 · $196/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$30/yr (+$3/mo · 1.3%)

ⓘ 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 ≥112°F today · 22 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: $16,118
• − Mortgage interest: −$7,282
• − Property taxes: −$2,349
• − Insurance: −$650
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − Depreciation: −$3,782
• Taxable loss: −$523
• Est. tax savings @ 24.0%: +$126
• After-tax cash flow: $1,679/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: Texarkana ISD
• NCES district ID: 4842480
• Math proficiency: 36% ▼ -7.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $35,692
• Composite: 31.87/100
• National rank: #5867
• State rank: #472 of 826 in TX

Livability — Wake Village

• Score: 79/100
• State rank: #51
• US rank: #2068

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wake Village, TX
• County: Bowie County · 61,238 people
• City population: 61,238
• Metro: Texarkana, TX-AR
• Population (ZIP): 34,866
• Household income: $45,995
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 1289.0

Population outlook (Bowie County) Hauer SSP2

• Today (2025): 94,699 people
• By 2030: 94,824 · +0.1%
• By 2040: 94,870 · +0.2%
• By 2050: 93,686 · -1.1%
• By 2075: 90,082 · -4.9%
• By 2100: 76,579 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 54% Black 33% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Bowie

• 2024 margin: Solid R (+48.7) · D 25.3% · R 74.0%
• 2008→2024 swing: -10.8pp toward R · 2008: -37.9pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+42.8 2016: R+46.6 2012: R+41.5 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.14%
• Current HPI: 147.9402
• Rent YoY: ▲ 1.63%
• Metro: Texarkana, TX-AR
• 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

+9448.4% since first listed

6 events — show timeline

• 2026-03-28 Listed $148,000 NTREIS
• 2026-03-05 Rental Removed $1,150 Avail
• 2026-02-19 Price Changed $1,150 Avail
• 2026-02-18 Listed for Rent $1,550 Avail
• 2025-07-25 Sold (Public Records) — Public Records
• 2001-07-20 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,349 · +11.7% YoY. Source: county tax records.