1112 Sir Henry Dr S · Ivanhoe, TX 75979

$110,000

3 bd · 2.0 ba · 1,224 sqft · Manufactured public records · 142 Days on market

Built 1999 0.52 ac lot $90/sqft · 22% below area Est $142k · 22% under $1/mo HOA

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Why this score? — see what drove the A- 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.7/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tucked away in a quiet lakeside community, this charming retreat offers the kind of peace and escape that’s becoming harder to find. Whether you’re looking for a weekend getaway, a potential lake rental, or a full-time residence surrounded by nature, this property delivers the relaxed, unplugged lifestyle people dream about when they think “lake life.”

Key facts

• Durable metal roof
• Fully fenced yard
• 0.52 acre lot

Tags

• GALAHAD ESTATES COMMUNITY
• THREE BEAUTIFUL LAKES
• FULLY FENCED YARD
• DURABLE METAL ROOF
• LARGE SCREENED-IN PORCH
• TWO STORAGE BUILDINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 3.5% in Ivanhoe — 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 62/100 on livability (#924 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D, amenities F, commute F.
• Woodville ISD (town): math 34% / reading 34% proficiency, ranked #563 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 215 active listings in the ZIP; 5 units permitted in Tyler County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k appreciation (10.0% local appreciation)).
• Tyler County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 1.27% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.79%
• DSCR: 1.75
• GRM: 6.6

CMA / ARV

• ARV (median comp): $141,848
• List price: $110,000
• Delta: -22.45%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.7%
• Equity multiple: 3.83×
• Total profit: $87,317
• Equity at exit: $99,097

10-year hold

• IRR: 31.6%
• Equity multiple: 8.65×
• Total profit: $235,489
• Equity at exit: $213,706

Cash invested: $30,800 (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 75979

• Home prices YoY: 20.6%
• Active inventory: 215
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,396 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$49 /mo · $584/yr
• Insurance: −$46
• HOA: −$1
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $431

Break-even live

Break-even rent $851

Max offer price $110,000

Occupancy floor 64%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $1 · $12/yr

Listing history 24 events

1. 2026-06-18
   days on market $110,000 Active 142 DOM
2. 2026-06-17
   days on market $110,000 Active 141 DOM
3. 2026-06-16
   days on market $110,000 Active 140 DOM
4. 2026-06-15
   days on market $110,000 Active 139 DOM
5. 2026-06-14
   days on market $110,000 Active 137 DOM
6. 2026-06-10
   days on market $110,000 Active 134 DOM
7. 2026-06-09
   days on market $110,000 Active 133 DOM
8. 2026-06-08
   days on market $110,000 Active 132 DOM
9. 2026-06-07
   days on market $110,000 Active 131 DOM
10. 2026-06-03
    days on market $110,000 Active 127 DOM
11. 2026-06-02
    days on market $110,000 Active 126 DOM
12. 2026-06-01
    days on market $110,000 Active 125 DOM
13. 2026-05-31
    days on market $110,000 Active 124 DOM
14. 2026-05-31
    days on market $110,000 Active 123 DOM
15. 2026-03-20
    price $110,000 378-char remark

    Show marketing remark (378 chars)

    Tucked away in a quiet lakeside community, this charming retreat offers the kind of peace and escape that’s becoming harder to find. Whether you’re looking for a weekend getaway, a potential lake rental, or a full-time residence surrounded by nature, this property delivers the relaxed, unplugged lifestyle people dream about when they think “lake life.”

16. 2026-01-27
    listed $119,000 Active 378-char remark

    Show marketing remark (378 chars)

    Tucked away in a quiet lakeside community, this charming retreat offers the kind of peace and escape that’s becoming harder to find. Whether you’re looking for a weekend getaway, a potential lake rental, or a full-time residence surrounded by nature, this property delivers the relaxed, unplugged lifestyle people dream about when they think “lake life.”

17. 2025-07-03
    historical
18. 2024-10-23
    status Active
19. 2024-10-12
    status Option Pending
20. 2024-10-07
    status Pending
21. 2024-09-06
    price $75,000
22. 2024-09-06
    price $79,000
23. 2024-08-30
    listed $75,000 Active
24. 2005-06-17
    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: $584 · $49/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$1,429/yr (+$119/mo · 244.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 24 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: $16,757
• − Mortgage interest: −$6,162
• − Property taxes: −$584
• − Insurance: −$550
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − HOA: −$12
• − Depreciation: −$3,200
• Taxable income: $3,569
• Est. tax owed @ 24.0%: −$856
• After-tax cash flow: $4,314/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: Woodville ISD
• NCES district ID: 4846440
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 34% ▼ -3.00%
• Median HH income: $36,581
• Composite: 28.24/100
• National rank: #6800
• State rank: #563 of 826 in TX

Livability — Ivanhoe

• Score: 62/100
• State rank: #924
• US rank: #16451

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ivanhoe, TX
• County: Tyler County · 11,273 people
• Metro: nan
• Population (ZIP): 11,273
• Household income: $51,594
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 117.0

Population outlook (Tyler County) Hauer SSP2

• Today (2025): 20,375 people
• By 2030: 20,036 · -1.7%
• By 2040: 19,150 · -6.0%
• By 2050: 18,017 · -11.6%
• By 2075: 15,300 · -24.9%
• By 2100: 11,702 · -42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 17% Hispanic / Latino 12% Two or more races 7%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 9%

Political lean MEDSL · Tyler

• 2024 margin: Solid R (+73.5) · D 13.0% · R 86.5%
• 2008→2024 swing: -29.5pp toward R · 2008: -44.0pp · 2024: -73.5pp
• All cycles: 2024: R+73.5 2020: R+70.3 2016: R+67.2 2012: R+55.5 2008: R+44.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 30.40%
• Current HPI: 178.2196
• Rent YoY: —
• Metro: nan
• 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

+46.7% since first listed

10 events — show timeline

• 2026-03-20 Price Changed $110,000 HARMLS
• 2026-01-27 Listed $119,000 HARMLS
• 2025-07-03 Listing Removed — HARMLS
• 2024-10-23 Relisted — HARMLS
• 2024-10-12 Pending — HARMLS
• 2024-10-07 Pending — HARMLS
• 2024-09-06 Price Changed $75,000 BBOR
• 2024-09-06 Price Changed $79,000 BBOR
• 2024-08-30 Listed $75,000 HARMLS
• 2005-06-17 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $584 · +74.5% YoY. Source: county tax records.