234 Texas St · Wills Point, TX 75169

$132,000

2 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 139 Days on market

Built 1959 0.31 ac lot $120/sqft · 18% below area Est $160k · 18% under ↓ 22% since listing

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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 +20.2/30.0
• ARV discount +15.0/15.0
• 1% rule +6.4/10.0
• DSCR +6.4/10.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you looking for your starter home? Or an investment property? Come take a look at this one. The main house is a 2 bedroom with 1 bath (the bathroom has recently been remodeled). There is a spacious den, kitchen with real wood cabinets and a dining room to entertain family and friends. The one car garage has additional workshop space for your tools and storage. The backyard boasts a small pool house (the above ground pool has been removed) with electric working, includes a window ac and has a full bathroom. This property is in need of TLC, a little updating, the price point reflects this. This will be Sold As Is, no repairs will be done. The last building in the back yard to mention, is a metal shed that is used for lawn maintenance equipment. There is so much potential in this property, you can make it yours. Call Showing Time to schedule a walk through today.

Key facts

• Workshop space
• Remodeled bathroom
• Real wood cabinets

Tags

• REMODELED BATHROOM
• SPACIOUS DEN
• REAL WOOD CABINETS
• DINING ROOM
• WORKSHOP SPACE
• SMALL POOL HOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Recommended offer: $116k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.4% in Wills Point — 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 59/100 on livability (#1,174 in TX) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Wills Point ISD (town): math 32% / reading 35% proficiency, ranked #556 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 285 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 54 units permitted in Van Zandt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $913 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Van Zandt County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $23k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $116,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.14% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.45%
• DSCR: 1.24
• GRM: 7.3

CMA / ARV

• ARV (median comp): $160,366
• List price: $132,000
• Delta: -17.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
151 Northtown Dr	0.29mi	3/2.0 (+1)	1,191 (+8%)	2mo	$115,000	$97	62
242 E North St	0.70mi	2/1.0	1,092 (-1%)	9mo	$89,900	$82	58
504 Highland Ave	0.55mi	3/2.0 (+1)	1,200 (+9%)	24mo	$224,500	$187	31

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-10,608
• Equity at exit: $19,682

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $4,898
• Equity at exit: $11,413

Cash invested: $36,960 (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 75169

• Home prices YoY: -15.4%
• Active inventory: 285
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,507 medium
• Mortgage (P&I): −$692
• Tax from tax record: −$276 /mo · $3,308/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $168

Break-even live

Break-even rent $1,295

Max offer price $132,000

Occupancy floor 84%

Sensitivity live

Price	-10% $243	-5% $205	+0% $168	+5% $131	+10% $93
Rent	-10% $49	-5% $108	+0% $168	+5% $227	+10% $287
Rate	-1.0pp $234	-0.5pp $201	base $168	+0.5pp $134	+1.0pp $99

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
902 N 4th St Wills Point, TX	3.0	2.0	1346	$1,675	$1.24	44d	1	0.23mi
218 6th St Wills Point, TX	2.0	2.0	1024	$1,000	$0.98	21d	1	0.78mi

Listing history 27 events

1. 2026-06-18
   days on market $132,000 Active 139 DOM
2. 2026-06-17
   days on market $132,000 Active 138 DOM
3. 2026-06-16
   days on market $132,000 Active 137 DOM
4. 2026-06-15
   days on market $132,000 Active 136 DOM
5. 2026-06-13
   days on market $132,000 Active 134 DOM
6. 2026-06-09
   days on market $132,000 Active 130 DOM
7. 2026-06-08
   days on market $132,000 Active 129 DOM
8. 2026-06-07
   pricedays on market $132,000 Active 128 DOM
9. 2026-06-04
   days on market $137,000 Active 125 DOM
10. 2026-06-03
    days on market $137,000 Active 124 DOM
11. 2026-06-02
    days on market $137,000 Active 123 DOM
12. 2026-06-01
    days on market $137,000 Active 122 DOM
13. 2026-05-31
    days on market $137,000 Active 121 DOM
14. 2026-05-14
    price $137,000 876-char remark

    Show marketing remark (876 chars)

    Are you looking for your starter home? Or an investment property? Come take a look at this one. The main house is a 2 bedroom with 1 bath (the bathroom has recently been remodeled). There is a spacious den, kitchen with real wood cabinets and a dining room to entertain family and friends. The one car garage has additional workshop space for your tools and storage. The backyard boasts a small pool house (the above ground pool has been removed) with electric working, includes a window ac and has a full bathroom. This property is in need of TLC, a little updating, the price point reflects this. This will be Sold As Is, no repairs will be done. The last building in the back yard to mention, is a metal shed that is used for lawn maintenance equipment. There is so much potential in this property, you can make it yours. Call Showing Time to schedule a walk through today.

15. 2026-03-30
    status Active 876-char remark

    Show marketing remark (876 chars)

    Are you looking for your starter home? Or an investment property? Come take a look at this one. The main house is a 2 bedroom with 1 bath (the bathroom has recently been remodeled). There is a spacious den, kitchen with real wood cabinets and a dining room to entertain family and friends. The one car garage has additional workshop space for your tools and storage. The backyard boasts a small pool house (the above ground pool has been removed) with electric working, includes a window ac and has a full bathroom. This property is in need of TLC, a little updating, the price point reflects this. This will be Sold As Is, no repairs will be done. The last building in the back yard to mention, is a metal shed that is used for lawn maintenance equipment. There is so much potential in this property, you can make it yours. Call Showing Time to schedule a walk through today.

16. 2026-03-25
    historical Active Option Contract 876-char remark

    Show marketing remark (876 chars)

    Are you looking for your starter home? Or an investment property? Come take a look at this one. The main house is a 2 bedroom with 1 bath (the bathroom has recently been remodeled). There is a spacious den, kitchen with real wood cabinets and a dining room to entertain family and friends. The one car garage has additional workshop space for your tools and storage. The backyard boasts a small pool house (the above ground pool has been removed) with electric working, includes a window ac and has a full bathroom. This property is in need of TLC, a little updating, the price point reflects this. This will be Sold As Is, no repairs will be done. The last building in the back yard to mention, is a metal shed that is used for lawn maintenance equipment. There is so much potential in this property, you can make it yours. Call Showing Time to schedule a walk through today.

17. 2026-02-19
    price $149,900 876-char remark

    Show marketing remark (876 chars)

    Are you looking for your starter home? Or an investment property? Come take a look at this one. The main house is a 2 bedroom with 1 bath (the bathroom has recently been remodeled). There is a spacious den, kitchen with real wood cabinets and a dining room to entertain family and friends. The one car garage has additional workshop space for your tools and storage. The backyard boasts a small pool house (the above ground pool has been removed) with electric working, includes a window ac and has a full bathroom. This property is in need of TLC, a little updating, the price point reflects this. This will be Sold As Is, no repairs will be done. The last building in the back yard to mention, is a metal shed that is used for lawn maintenance equipment. There is so much potential in this property, you can make it yours. Call Showing Time to schedule a walk through today.

18. 2026-01-14
    listed $154,900 Active 876-char remark

    Show marketing remark (876 chars)

    Are you looking for your starter home? Or an investment property? Come take a look at this one. The main house is a 2 bedroom with 1 bath (the bathroom has recently been remodeled). There is a spacious den, kitchen with real wood cabinets and a dining room to entertain family and friends. The one car garage has additional workshop space for your tools and storage. The backyard boasts a small pool house (the above ground pool has been removed) with electric working, includes a window ac and has a full bathroom. This property is in need of TLC, a little updating, the price point reflects this. This will be Sold As Is, no repairs will be done. The last building in the back yard to mention, is a metal shed that is used for lawn maintenance equipment. There is so much potential in this property, you can make it yours. Call Showing Time to schedule a walk through today.

19. 2025-12-31
    historical
20. 2025-10-01
    status Active
21. 2025-09-30
    historical
22. 2025-08-28
    price $139,900
23. 2025-07-02
    price $149,900
24. 2025-04-24
    price $159,900
25. 2025-02-23
    price $165,000
26. 2024-11-18
    listed $175,000 Active
27. 1970-01-05
    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: $3,308 · $276/mo
• Projected year-2 tax: $3,308 · $276/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 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: $18,087
• − Mortgage interest: −$7,394
• − Property taxes: −$3,308
• − Insurance: −$660
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$3,840
• Taxable loss: −$9
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $2,016/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: Wills Point ISD
• NCES district ID: 4845950
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $44,534
• Composite: 28.58/100
• National rank: #6721
• State rank: #556 of 826 in TX

Livability — Wills Point

• Score: 59/100
• State rank: #1174
• US rank: #20542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wills Point, TX
• City population: 15,744
• Population (ZIP): 15,744

Population outlook (Van Zandt County) Hauer SSP2

• Today (2025): 55,634 people
• By 2030: 56,479 · +1.5%
• By 2040: 57,672 · +3.7%
• By 2050: 57,913 · +4.1%
• By 2075: 57,544 · +3.4%
• By 2100: 52,659 · -5.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 15% Two or more races 7% Black 4%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Van Zandt

• 2024 margin: Solid R (+74.8) · D 12.3% · R 87.2%
• 2008→2024 swing: -19.8pp toward R · 2008: -55.1pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+72.1 2016: R+72.1 2012: R+66.6 2008: R+55.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.68%
• Current HPI: 250.2271
• 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

-21.7% since first listed

14 events — show timeline

• 2026-05-14 Price Changed $137,000 NTREIS
• 2026-03-30 Relisted — NTREIS
• 2026-03-25 Contingent — NTREIS
• 2026-02-19 Price Changed $149,900 NTREIS
• 2026-01-14 Listed $154,900 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2025-10-01 Relisted — NTREIS
• 2025-09-30 Listing Removed — NTREIS
• 2025-08-28 Price Changed $139,900 NTREIS
• 2025-07-02 Price Changed $149,900 NTREIS
• 2025-04-24 Price Changed $159,900 NTREIS
• 2025-02-23 Price Changed $165,000 NTREIS
• 2024-11-18 Listed $175,000 NTREIS
• 1970-01-05 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $3,308 · +15.2% YoY. Source: county tax records.