211 N Simpson St · Yorktown, TX 78146

$99,900

3 bd · 2.0 ba · 1,612 sqft · SingleFamily public records · 3 Days on market

Built 1940 0.30 ac lot Est $69k · 44% over

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Appreciation +5.0/10.0
• Livability +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Find your new home here! Step into this spacious three-bedroom, two-bath home featuring a sunny and spacious sun room, along with the convenience of an attached garage. The private, expansive fenced yard is perfect for pets to play or for hosting memorable gatherings with friends and family. Enjoy peace of mind thanks to recent updates like a new roof, fence, windows, electrical and HVAC system (2020/2021). With a little TLC, this delightful, roomy property could easily become your dream home.

Key facts

• 0.3 acre lot
• Garage
• Listed 3 days

Property features AI

Exterior

• Parking: Attached garage; Driveway
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces west; Full ownership; Slab foundation
• Construction: Brick and wood siding exterior; Composition roof
• Exterior features: Fenced backyard; Cleared lot; Asphalt road frontage

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range
• Bedrooms: First-floor bedrooms (three): 13 x 12, 13 x 11, 10 x 9
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Breakfast bar; Pantry; Ceiling fans; Living/dining room combo; Satellite dish
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (12 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 70/100 on livability (#382 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Yorktown ISD (rural): math 31% / reading 29% proficiency, ranked #620 of 826 in TX (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Yorktown H S (math 44% / reading 44%, grade F, #652 of 1,632 statewide, top 43%, 143 students, 59% FRL) — zoned schools at 59% FRL track the district average.
• Zoned-school proficiency averages 44% at this address vs 30% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Yorktown ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 18 active listings in the ZIP; 9 units permitted in DeWitt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• DeWitt County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 $99,900

Questions for the listing agent

1. Built in 1940 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.73%
• DSCR: 1.61
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $69,316
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
543 W 6th St	0.14mi	3/2.0	1,404 (-13%)	8mo	$60,000	$43	65
977 W Main St	0.28mi	3/1.0	1,400 (-13%)	5mo	$42,000	$30	57

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: 20.4%
• Equity multiple: 2.16×
• Total profit: $32,453
• Equity at exit: $44,919

10-year hold

• IRR: 21.6%
• Equity multiple: 4.11×
• Total profit: $87,035
• Equity at exit: $69,226

Cash invested: $27,972 (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 78146

• Active inventory: 18
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,316 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$154 /mo · $1,849/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $320

Break-even live

Break-even rent $911

Max offer price $99,900

Occupancy floor 71%

Sensitivity live

Price	-10% $377	-5% $348	+0% $320	+5% $292	+10% $263
Rent	-10% $216	-5% $268	+0% $320	+5% $372	+10% $424
Rate	-1.0pp $370	-0.5pp $345	base $320	+0.5pp $294	+1.0pp $268

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-11
   status Pending
2. 2026-05-08
   listed $99,900 Active
3. 2019-11-18
   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: $1,849 · $154/mo
• Projected year-2 tax: $1,849 · $154/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 8/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,792
• − Mortgage interest: −$5,596
• − Property taxes: −$1,849
• − Insurance: −$500
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$2,906
• Taxable income: $2,414
• Est. tax owed @ 24.0%: −$579
• After-tax cash flow: $3,261/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: Yorktown ISD
• NCES district ID: 4846650
• Math proficiency: 31% ▼ -3.00%
• Reading proficiency: 29% ▬ 0.00%
• Median HH income: $44,937
• Composite: 25.74/100
• National rank: #7377
• State rank: #620 of 826 in TX

Livability — Yorktown

• Score: 70/100
• State rank: #382
• US rank: #8009

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yorktown, TX
• City population: 3,418
• Population (ZIP): 740

Population outlook (DeWitt County) Hauer SSP2

• Today (2025): 22,271 people
• By 2030: 22,953 · +3.1%
• By 2040: 24,396 · +9.5%
• By 2050: 25,921 · +16.4%
• By 2075: 29,672 · +33.2%
• By 2100: 29,516 · +32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (55%)
• Race & ethnicity: Hispanic / Latino 55% Two or more races 50% White 42% Black 1%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Scotch-Irish 1% Lithuanian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 77% English-only · Spanish 23%

Political lean MEDSL · DeWitt

• 2024 margin: Solid R (+67.0) · D 16.2% · R 83.3%
• 2008→2024 swing: -19.2pp toward R · 2008: -47.9pp · 2024: -67.0pp
• All cycles: 2024: R+67.0 2020: R+62.5 2016: R+63.8 2012: R+55.1 2008: R+47.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

3 events — show timeline

• 2026-05-11 Pending — HARMLS
• 2026-05-08 Listed $99,900 HARMLS
• 2019-11-18 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,849 · +9.1% YoY. Source: county tax records.