408 Cr 1920 · Wildwood, TX 77664

$125,000

3 bd · 2.0 ba · 1,270 sqft · SingleFamily public records · 133 Days on market

1.23 ac lot $98/sqft · 23% below area Est $169k · 26% under ↓ 26% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• Appreciation +7.8/10.0
• 1% rule +4.2/10.0
• DSCR +4.2/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled on 1.26 acres of serene countryside, this charming 3-bedroom, 2-bathroom abode epitomizes tranquility and comfort. Step into the primary suite boasting a luxurious garden tub and double sinks, offering a serene retreat within your own home. The split floor plan enhances privacy, with two bedrooms thoughtfully separated from the primary suite. Embrace the quiet country living, perfect for those seeking a peaceful haven. Enjoy the convenience of a fenced backyard, providing a secure space for relaxation, entertainment, or housing a sweet fur-baby. A small desk space is conveniently situated just off the kitchen, ideal for work-from-home setups or organizing daily tasks. This residence offers a harmonious blend of modern amenities and rustic charm, promising a lifestyle of serenity and functionality. Discover your idyllic sanctuary in this welcoming home, embracing the essence of comfortable country living.

Key facts

• Double sinks
• Split floor plan
• Desk space

Tags

• FENCED BACKYARD
• GARDEN TUB
• DOUBLE SINKS
• SPLIT FLOOR PLAN
• DESK SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $12 ($141/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (8.3% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 4.0% in Wildwood — 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 63/100 on livability (#855 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime C-, schools D-, amenities F.
• Warren ISD (rural): math 37% / reading 45% proficiency, ranked #378 of 826 in TX (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; 5 units permitted in Tyler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($864 loan paydown + $7k appreciation (5.6% 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 (5.6% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.92% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 9.1

CMA / ARV

• ARV (median comp): $169,022
• List price: $125,000
• Delta: -26.05%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

5.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.97×
• Total profit: $33,937
• Equity at exit: $75,454

10-year hold

• IRR: 15.1%
• Equity multiple: 3.86×
• Total profit: $100,158
• Equity at exit: $134,211

Cash invested: $35,000 (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 77664

• Home prices YoY: 3.0%
• Active inventory: 61
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,147 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$187 /mo · $2,239/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $12

Break-even live

Break-even rent $1,132

Max offer price $125,000

Occupancy floor 94%

Sensitivity live

Price	-10% $83	-5% $47	+0% $12	+5% $-24	+10% $-59
Rent	-10% $-79	-5% $-34	+0% $12	+5% $57	+10% $102
Rate	-1.0pp $75	-0.5pp $44	base $12	+0.5pp $-21	+1.0pp $-54

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $125,000 Active 133 DOM
2. 2026-06-17
   days on market $125,000 Active 132 DOM
3. 2026-06-16
   days on market $125,000 Active 131 DOM
4. 2026-06-15
   days on market $125,000 Active 130 DOM
5. 2026-06-14
   days on market $125,000 Active 128 DOM
6. 2026-06-13
   days on market $125,000 Active 127 DOM
7. 2026-06-10
   days on market $125,000 Active 125 DOM
8. 2026-06-09
   days on market $125,000 Active 124 DOM
9. 2026-06-08
   days on market $125,000 Active 123 DOM
10. 2026-06-07
    days on market $125,000 Active 122 DOM
11. 2026-06-05
    days on market $125,000 Active 119 DOM
12. 2026-06-03
    days on market $125,000 Active 118 DOM
13. 2026-06-02
    days on market $125,000 Active 117 DOM
14. 2026-06-01
    days on market $125,000 Active 116 DOM
15. 2026-05-31
    days on market $125,000 Active 115 DOM
16. 2026-05-31
    days on market $125,000 Active 114 DOM
17. 2026-02-05
    listed $125,000 Active 925-char remark

    Show marketing remark (925 chars)

    Nestled on 1.26 acres of serene countryside, this charming 3-bedroom, 2-bathroom abode epitomizes tranquility and comfort. Step into the primary suite boasting a luxurious garden tub and double sinks, offering a serene retreat within your own home. The split floor plan enhances privacy, with two bedrooms thoughtfully separated from the primary suite. Embrace the quiet country living, perfect for those seeking a peaceful haven. Enjoy the convenience of a fenced backyard, providing a secure space for relaxation, entertainment, or housing a sweet fur-baby. A small desk space is conveniently situated just off the kitchen, ideal for work-from-home setups or organizing daily tasks. This residence offers a harmonious blend of modern amenities and rustic charm, promising a lifestyle of serenity and functionality. Discover your idyllic sanctuary in this welcoming home, embracing the essence of comfortable country living.

18. 2024-11-20
    price $155,900
19. 2024-02-13
    price $169,000
20. 2024-02-13
    price $169,000
21. 2020-09-11
    soldstatus
22. 1995-01-23
    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: $2,239 · $187/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$49/yr (+$4/mo · 2.2%)

ⓘ 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 · 22 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: $13,761
• − Mortgage interest: −$7,002
• − Property taxes: −$2,239
• − Insurance: −$625
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$3,636
• Taxable loss: −$1,943
• Est. tax savings @ 24.0%: +$466
• After-tax cash flow: $608/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: Warren ISD
• NCES district ID: 4844580
• Math proficiency: 37% ▼ -7.00%
• Reading proficiency: 45% ▲ 2.00%
• Median HH income: $46,575
• Composite: 34.97/100
• National rank: #5059
• State rank: #378 of 826 in TX

Livability — Wildwood

• Score: 63/100
• State rank: #855
• US rank: #15381

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,590

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 (81%)
• Race & ethnicity: White 81% Two or more races 11% Black 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 6% Italian 4% Serbian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 5.60%
• Current HPI: 194.6701
• 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

-26.0% since first listed

6 events — show timeline

• 2026-02-05 Listed $125,000 BBOR
• 2024-11-20 Price Changed $155,900 BBOR
• 2024-02-13 Price Changed $169,000 BBOR
• 2024-02-13 Price Changed $169,000 BBOR
• 2020-09-11 Sold (Public Records) — Public Records
• 1995-01-23 Sold (Public Records) — Public Records

Property tax history

+14.2%/yr

Latest (2025): $2,239 · +9.6% YoY. Source: county tax records.