502 County Road 3264 · Quitman, TX 75783

$229,500

4 bd · 3.0 ba · 3,278 sqft · SingleFamily public records · 45 Days on market

Built 2005 5.00 ac lot $70/sqft · 50% below area Est $456k · 50% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +7.8/30.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Single Family Ranch Style Home! Escape to the country on this single-family ranch style home. Property has 5 Bedrooms 2 1/2 baths EXTRA large carport, and a Mother In-law suite/ Activity room. 3200+ square foot home all on 3.6 acres.

Key facts

• Kids playhouse
• Unfinished interior
• Outdoor gym

Tags

• UNFINISHED INTERIOR
• HUGE OUTDOOR STORAGE FACILITY
• OUTDOOR GYM
• KIDS PLAYHOUSE

Property features AI

Exterior

• Parking: 1-car garage; Paved parking
• Utilities: Public water; Septic sewer
• Home design: Farm property (single-family detached)
• Construction: Composition roof
• Exterior features: Covered patio/porch; Outbuilding; Exterior storage

Interior

• Kitchen: Dishwasher; Microwave; Garbage disposal
• Flooring: Wood floors
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Cooling with ceiling fans
• Interior features: Ceiling fans; Dishwasher; Microwave; Garbage disposal

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-254 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (19.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (24.9% below list).
• Recommended offer: $172k (24.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#106 in TX, #3,504 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Quitman ISD (town): math 36% / reading 47% proficiency, ranked #381 of 826 in TX (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Quitman El (math 40% / reading 43%, grade F, #1,437 of 4,322 statewide, top 34%, 581 students, 64% FRL); Quitman J H (math 38% / reading 44%, grade F, #613 of 1,662 statewide, top 38%, 270 students, 58% FRL); Quitman H S (math 22% / reading 62%, grade F, #730 of 1,632 statewide, top 47%, 365 students, 53% FRL).
• Market conditions: 200 active listings in the ZIP; 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $70k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 36% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,334 (24.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.75% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.75%
• DSCR: 0.79
• GRM: 11.1

CMA / ARV

• ARV (median comp): $455,588
• List price: $229,500
• Delta: -49.63%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.3%
• Equity multiple: 0.17×
• Total profit: $-53,331
• Equity at exit: $34,219

10-year hold

• IRR: -19.7%
• Equity multiple: -0.04×
• Total profit: $-67,103
• Equity at exit: $19,843

Cash invested: $64,260 (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 75783

• Home prices YoY: -9.6%
• Active inventory: 200
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,723 medium
• Mortgage (P&I): −$1,204
• Tax from tax record: −$316 /mo · $3,797/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-254

Break-even live

Break-even rent $2,045

Max offer price $184,604

Occupancy floor —

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: $57,375
• Closing costs: $6,885
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $229,500 Active 45 DOM
2. 2026-06-17
   days on market $229,500 Active 44 DOM
3. 2026-06-16
   days on market $229,500 Active 43 DOM
4. 2026-06-15
   days on market $229,500 Active 42 DOM
5. 2026-06-15
   days on market $229,500 Active 41 DOM
6. 2026-06-13
   days on market $229,500 Active 40 DOM
7. 2026-06-12
   days on market $229,500 Active 39 DOM
8. 2026-06-09
   pricedays on market $229,500 Active 36 DOM
9. 2026-06-08
   days on market $239,500 Active 35 DOM
10. 2026-06-08
    days on market $239,500 Active 34 DOM
11. 2026-06-07
    days on market $239,500 Active 33 DOM
12. 2026-06-03
    days on market $239,500 Active 30 DOM
13. 2026-06-02
    days on market $239,500 Active 29 DOM
14. 2026-06-01
    days on market $239,500 Active 28 DOM
15. 2026-05-31
    days on market $239,500 Active 27 DOM
16. 2026-05-05
    price $239,500 1035-char remark
17. 2026-05-04
    price $295,000 1035-char remark
18. 2026-05-04
    listed $300,000 Active 1035-char remark
19. 2025-11-14
    price $300,000
20. 2025-11-06
    price $334,950
21. 2020-12-31
    soldstatus

    Show marketing remark (234 chars)

    Single Family Ranch Style Home! Escape to the country on this single-family ranch style home. Property has 5 Bedrooms 2 1/2 baths EXTRA large carport, and a Mother In-law suite/ Activity room. 3200+ square foot home all on 3.6 acres.

22. 2020-12-21
    listed $125,000

    Show marketing remark (234 chars)

    Single Family Ranch Style Home! Escape to the country on this single-family ranch style home. Property has 5 Bedrooms 2 1/2 baths EXTRA large carport, and a Mother In-law suite/ Activity room. 3200+ square foot home all on 3.6 acres.

23. 2017-07-06
    soldstatus
24. 2017-04-21
    listed $150,000

ⓘ 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: $3,797 · $316/mo
• Projected year-2 tax: $4,200 · $350/mo
• Expected delta: +$403/yr (+$34/mo · 10.6%)

ⓘ 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 ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 36% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,680
• − Mortgage interest: −$12,856
• − Property taxes: −$3,797
• − Insurance: −$1,148
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$6,676
• Taxable loss: −$7,105
• Est. tax savings @ 24.0%: +$1,705
• After-tax cash flow: $-1,344/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: Quitman ISD
• NCES district ID: 4836300
• Math proficiency: 36% ▼ -15.00%
• Reading proficiency: 47% ▼ -4.00%
• Median HH income: $42,081
• Composite: 34.94/100
• National rank: #5063
• State rank: #381 of 826 in TX

Livability — Quitman

• Score: 76/100
• State rank: #106
• US rank: #3504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,011

Population outlook (Wood County) Hauer SSP2

• Today (2025): 46,480 people
• By 2030: 47,796 · +2.8%
• By 2040: 50,142 · +7.9%
• By 2050: 52,122 · +12.1%
• By 2075: 57,033 · +22.7%
• By 2100: 56,418 · +21.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 13% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 3% Slovak 3% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Wood

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.6%
• 2008→2024 swing: -15.5pp toward R · 2008: -54.2pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+68.2 2016: R+70.0 2012: R+64.2 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.83%
• Current HPI: 234.4883
• 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

+53.0% since first listed

10 events — show timeline

• 2026-06-08 Price Changed $229,500 GTAR
• 2026-05-05 Price Changed $239,500 GTAR
• 2026-05-04 Price Changed $295,000 GTAR
• 2026-05-04 Listed $300,000 GTAR
• 2025-11-14 Price Changed $300,000 GTAR
• 2025-11-06 Price Changed $334,950 GTAR
• 2020-12-31 Sold (MLS) — GTAR
• 2020-12-21 Listed $125,000 GTAR
• 2017-07-06 Sold (MLS) — GTAR
• 2017-04-21 Listed $150,000 GTAR

Property tax history

+0.1%/yr

Latest (2025): $3,797 · +19.2% YoY. Source: county tax records.