743 N Moody St · Oakwood, TX 75855

$65,000

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 67 Days on market

Built 1970 0.28 ac lot $60/sqft · 12% below area Est $74k · 12% 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 +12.8/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Appreciation +5.2/10.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Bring your personal touches and make this 2-bedroom 1 bath the perfect little home. Whether you're an investor or looking for a personal home, this could be the one. The sellers started a remodel so some of the bigger work has been completed. There is new double pane windows, the HVAC is only 4 years old, sheetrock work has begun, and there have been some updates to plumbing and wiring. With a metal roof and brick veneer construction, the exterior maintenance is manageable. Right off the kitchen area, you have a carport and an attached storage shed or small workshop. There is even a larger detached barn or storage building. Property sits on a dead-end road so there is tons of privacy. Take a look & make this one yours today.

Key facts

• Metal roof
• Detached barn
• 0.28 acre lot

Tags

• NEW DOUBLE PANE WINDOWS
• HVAC IS ONLY 4 YEARS OLD
• METAL ROOF
• BRICK VENEER CONSTRUCTION
• ATTACHED STORAGE SHED
• DETACHED BARN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($969 rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,177 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D+, crime F, amenities F.
• Oakwood ISD (rural): math 35% / reading 40% proficiency, ranked #853 of 1,141 in TX (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 53 active listings in the ZIP.

Forward outlook

• In year one you build about $674 of equity ($449 loan paydown + $225 appreciation (0.3% local appreciation)).
• At projected returns (0.3% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 1.49% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.78%
• DSCR: 1.75
• GRM: 5.6

CMA / ARV

• ARV (median comp): $73,635
• List price: $65,000
• Delta: -11.73%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
539 Granger St	0.18mi	3/1.0 (+1)	975 (-10%)	12mo	$75,000	$77	60
109 Freestone County Road 321	0.26mi	3/2.0 (+1)	1,152 (+7%)	22mo	$59,900	$52	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 1.85×
• Total profit: $15,422
• Equity at exit: $20,006

10-year hold

• IRR: 21.3%
• Equity multiple: 3.43×
• Total profit: $44,258
• Equity at exit: $24,972

Cash invested: $18,200 (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 75855

• Home prices YoY: 0.3%
• Active inventory: 53
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $969 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$143 /mo · $1,714/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $254

Break-even live

Break-even rent $647

Max offer price $65,000

Occupancy floor 69%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $65,000 Active 67 DOM
2. 2026-06-18
   days on market $65,000 Active 66 DOM
3. 2026-06-17
   days on market $65,000 Active 65 DOM
4. 2026-06-16
   days on market $65,000 Active 64 DOM
5. 2026-06-15
   days on market $65,000 Active 63 DOM
6. 2026-06-14
   days on market $65,000 Active 61 DOM
7. 2026-06-12
   days on market $65,000 Active 60 DOM
8. 2026-06-09
   days on market $65,000 Active 57 DOM
9. 2026-06-08
   days on market $65,000 Active 56 DOM
10. 2026-06-07
    days on market $65,000 Active 55 DOM
11. 2026-06-05
    days on market $65,000 Active 53 DOM
12. 2026-06-04
    days on market $65,000 Active 51 DOM
13. 2026-06-02
    days on market $65,000 Active 50 DOM
14. 2026-06-01
    days on market $65,000 Active 49 DOM
15. 2026-05-31
    days on market $65,000 Active 48 DOM
16. 2026-05-31
    days on market $65,000 Active 47 DOM
17. 2026-04-29
    price $65,000 740-char remark

    Show marketing remark (740 chars)

    Bring your personal touches and make this 2-bedroom 1 bath the perfect little home. Whether you're an investor or looking for a personal home, this could be the one. The sellers started a remodel so some of the bigger work has been completed. There is new double pane windows, the HVAC is only 4 years old, sheetrock work has begun, and there have been some updates to plumbing and wiring. With a metal roof and brick veneer construction, the exterior maintenance is manageable. Right off the kitchen area, you have a carport and an attached storage shed or small workshop. There is even a larger detached barn or storage building. Property sits on a dead-end road so there is tons of privacy. Take a look & make this one yours today.

18. 2026-04-13
    listed $72,500 Active 740-char remark

    Show marketing remark (740 chars)

    Bring your personal touches and make this 2-bedroom 1 bath the perfect little home. Whether you're an investor or looking for a personal home, this could be the one. The sellers started a remodel so some of the bigger work has been completed. There is new double pane windows, the HVAC is only 4 years old, sheetrock work has begun, and there have been some updates to plumbing and wiring. With a metal roof and brick veneer construction, the exterior maintenance is manageable. Right off the kitchen area, you have a carport and an attached storage shed or small workshop. There is even a larger detached barn or storage building. Property sits on a dead-end road so there is tons of privacy. Take a look & make this one yours today.

19. 2021-09-01
    soldstatus
20. 2021-08-27
    soldstatus
21. 2020-09-25
    listed $62,900

ⓘ 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: $1,714 · $143/mo
• Projected year-2 tax: $1,714 · $143/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 9/10 Extreme 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $11,624
• − Mortgage interest: −$3,641
• − Property taxes: −$1,714
• − Insurance: −$325
• − Repairs & maintenance: −$930
• − Management: −$930
• − Depreciation: −$1,891
• Taxable income: $2,193
• Est. tax owed @ 24.0%: −$526
• After-tax cash flow: $2,527/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: Oakwood ISD
• NCES district ID: 4833340
• Math proficiency: 35% ▼ -25.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $35,317
• Composite: 33.54/100
• National rank: #10506
• State rank: #853 of 1141 in TX

Livability — Oakwood

• Score: 59/100
• State rank: #1177
• US rank: #20592

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakwood, TX
• Population (ZIP): 2,779

Population outlook (Leon County) Hauer SSP2

• Today (2025): 17,271 people
• By 2030: 17,271 · +0.0%
• By 2040: 17,151 · -0.7%
• By 2050: 16,863 · -2.4%
• By 2075: 16,304 · -5.6%
• By 2100: 13,968 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 14% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Portuguese 1%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Leon

• 2024 margin: Solid R (+76.7) · D 11.4% · R 88.1%
• 2008→2024 swing: -17.8pp toward R · 2008: -58.9pp · 2024: -76.7pp
• All cycles: 2024: R+76.7 2020: R+74.4 2016: R+74.0 2012: R+68.4 2008: R+58.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.35%
• Current HPI: 121.0165
• 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

+3.3% since first listed

5 events — show timeline

• 2026-04-29 Price Changed $65,000 PAOR
• 2026-04-13 Listed $72,500 PAOR
• 2021-09-01 Sold (Public Records) — Public Records
• 2021-08-27 Sold (MLS) — PAOR
• 2020-09-25 Listed $62,900 PAOR

Property tax history

+7.6%/yr

Latest (2025): $1,714 · +19.4% YoY. Source: county tax records.