925 Guam St · Wake Village, TX 75501

$79,000

3 bd · 1.0 ba · 1,137 sqft · SingleFamily public records · 82 Days on market

7,405 sqft lot $69/sqft · 19% below area Est $97k · 19% under

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

Listing remarks MLS

This property offers excellent income potential and is perfectly suited for your next investment. Featuring three bedrooms, one full bath, the home includes a generously sized family room. The kitchen provides ample cabinet space, making it both functional and appealing to tenants. Whether you're looking to expand your portfolio or secure a solid rental property, this home is full of potential. Current monthly rent 1200.00.

Key facts

• 7,405 sq ft lot
• Parking
• Listed 81 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $458 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $74k (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: schools D, 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.
• Market conditions: Rents rising (+1.6%/yr); 324 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).
• This rent runs 33% 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 $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago 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; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
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: 1.61% ✓
• Cap rate: 13.26%
• Cash-on-cash: 24.87%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (median comp): $97,478
• List price: $79,000
• Delta: -18.96%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1029 Mariana Ave	0.28mi	3/1.5	1,044 (-8%)	14mo	$150,000	$144	60
400 Redwater Rd	0.71mi	2/1.0 (-1)	1,162 (+2%)	23mo	$101,000	$87	39

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: 16.8%
• Equity multiple: 1.66×
• Total profit: $14,688
• Equity at exit: $11,779

10-year hold

• IRR: 24.3%
• Equity multiple: 2.97×
• Total profit: $43,563
• Equity at exit: $6,830

Cash invested: $22,120 (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: 324
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,272 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$99 /mo · $1,190/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $458

Break-even live

Break-even rent $692

Max offer price $79,000

Occupancy floor 59%

Sensitivity live

Price	-10% $503	-5% $481	+0% $458	+5% $436	+10% $414
Rent	-10% $358	-5% $408	+0% $458	+5% $509	+10% $559
Rate	-1.0pp $498	-0.5pp $479	base $458	+0.5pp $438	+1.0pp $417

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	44d	1	0.64mi
501 Westlawn Dr Texarkana, TX	2.0	1.0	775	$800	$1.03	44d	1	1.05mi
60 Clark St Nash, TX	2.0–3.0	2.0	1450	$1,450	$1.00	44d	2	1.28mi

Listing history 26 events

1. 2026-06-21
   days on market $79,000 Active 82 DOM
2. 2026-06-19
   days on market $79,000 Active 80 DOM
3. 2026-06-18
   days on market $79,000 Active 79 DOM
4. 2026-06-17
   days on market $79,000 Active 78 DOM
5. 2026-06-16
   days on market $79,000 Active 77 DOM
6. 2026-06-15
   days on market $79,000 Active 76 DOM
7. 2026-06-14
   days on market $79,000 Active 74 DOM
8. 2026-06-13
   days on market $79,000 Active 73 DOM
9. 2026-06-10
   days on market $79,000 Active 71 DOM
10. 2026-06-09
    days on market $79,000 Active 70 DOM
11. 2026-06-08
    days on market $79,000 Active 69 DOM
12. 2026-06-07
    days on market $79,000 Active 68 DOM
13. 2026-06-05
    days on market $79,000 Active 65 DOM
14. 2026-06-02
    days on market $79,000 Active 63 DOM
15. 2026-06-01
    days on market $79,000 Active 62 DOM
16. 2026-05-31
    days on market $79,000 Active 61 DOM
17. 2026-05-30
    days on market $79,000 Active 60 DOM
18. 2026-03-31
    listed $79,000 Active 427-char remark

    Show marketing remark (427 chars)

    This property offers excellent income potential and is perfectly suited for your next investment. Featuring three bedrooms, one full bath, the home includes a generously sized family room. The kitchen provides ample cabinet space, making it both functional and appealing to tenants. Whether you're looking to expand your portfolio or secure a solid rental property, this home is full of potential. Current monthly rent 1200.00.

19. 2025-07-30
    price $79,000
20. 2025-04-02
    listed $99,000 Active
21. 2023-03-13
    soldstatus
22. 2023-03-10
    soldstatus
23. 2023-03-10
    soldstatus
24. 2022-12-02
    listed $59,200
25. 2022-12-02
    listed $59,200
26. 1993-05-27
    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: $1,190 · $99/mo
• Projected year-2 tax: $1,446 · $120/mo
• Expected delta: +$255/yr (+$21/mo · 21.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 6 d/yr ≥112°F today · 19 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: $15,264
• − Mortgage interest: −$4,425
• − Property taxes: −$1,190
• − Insurance: −$395
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$2,298
• Taxable income: $4,513
• Est. tax owed @ 24.0%: −$1,083
• After-tax cash flow: $4,419/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
• 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

+33.4% since first listed

9 events — show timeline

• 2026-03-31 Listed $79,000 TBOR
• 2025-07-30 Price Changed $79,000 TBOR
• 2025-04-02 Listed $99,000 TBOR
• 2023-03-13 Sold (Public Records) — Public Records
• 2023-03-10 Sold (MLS) — LAAR
• 2023-03-10 Sold (MLS) — TBOR
• 2022-12-02 Listed $59,200 LAAR
• 2022-12-02 Listed $59,200 TBOR
• 1993-05-27 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,190 · +21.5% YoY. Source: county tax records.