110 Prince Valiant Dr · Ivanhoe, TX 75979

$99,500

6 bd · 2.0 ba · 1,621 sqft · SingleFamily public records · 75 Days on market

0.34 ac lot $61/sqft · at area comps Est $151k · 34% under ↓ 23% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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

Investor special in Ivanhoe! This spacious 6-bedroom, 2-bath home sits on two lots, offering plenty of room to create your vision. With an unfinished upstairs addition, this property is a true fixer-upper ready for your personal touch and design ideas. The generous layout provides endless potential for renovation, expansion, or even multi-generational living. Outside, the double lot offers ample space for outdoor living, gardening, or additional improvements. Whether you're looking for your next project or an opportunity to build equity, this property has great upside in a desirable location. Bring your imagination and make it your own!

Key facts

• Double lot
• Gardening
• Endless potential

Tags

• UNFINISHED UPSTAIRS ADDITION
• DOUBLE LOT
• OUTDOOR LIVING
• GARDENING
• MULTI-GENERATIONAL LIVING
• ENDLESS POTENTIAL

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 39% 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 $11k of equity ($688 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price.
• 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 $93,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.69% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.14%
• DSCR: 1.76
• GRM: 4.9

CMA / ARV

• ARV (median comp): $150,692
• List price: $99,500
• Delta: -33.97%
• 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: 37.1%
• Equity multiple: 3.86×
• Total profit: $79,704
• Equity at exit: $89,637

10-year hold

• IRR: 31.9%
• Equity multiple: 8.72×
• Total profit: $215,142
• Equity at exit: $193,307

Cash invested: $27,860 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,685 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$370 /mo · $4,445/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $398

Break-even live

Break-even rent $1,182

Max offer price $99,500

Occupancy floor 71%

Sensitivity live

Price	-10% $454	-5% $426	+0% $398	+5% $370	+10% $341
Rent	-10% $265	-5% $331	+0% $398	+5% $464	+10% $531
Rate	-1.0pp $448	-0.5pp $423	base $398	+0.5pp $372	+1.0pp $346

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-15
   days on market $99,500 Pending 75 DOM
2. 2026-06-14
   days on market $99,500 Pending 73 DOM
3. 2026-06-10
   days on market $99,500 Pending 70 DOM
4. 2026-06-09
   days on market $99,500 Pending 69 DOM
5. 2026-06-08
   days on market $99,500 Pending 68 DOM
6. 2026-06-07
   statusdays on market $99,500 Pending 67 DOM
7. 2026-06-03
   days on market $99,500 Active 63 DOM
8. 2026-06-02
   days on market $99,500 Active 62 DOM
9. 2026-06-01
   days on market $99,500 Active 61 DOM
10. 2026-05-31
    days on market $99,500 Active 60 DOM
11. 2026-05-31
    days on market $99,500 Active 59 DOM
12. 2026-04-17
    price $99,500 644-char remark

    Show marketing remark (650 chars)

    Investor special in Ivanhoe! This spacious 6-bedroom, 2-bath home sits on two lots, offering plenty of room to create your vision. With an unfinished upstairs addition, this property is a true fixer-upper ready for your personal touch and design ideas. The generous layout provides endless potential for renovation, expansion, or even multi-generational living. Outside, the double lot offers ample space for outdoor living, gardening, or additional improvements. Whether you’re looking for your next project or an opportunity to build equity, this property has great upside in a desirable location. Bring your imagination and make it your own!

13. 2026-04-17
    price $99,500 650-char remark

    Show marketing remark (650 chars)

    Investor special in Ivanhoe! This spacious 6-bedroom, 2-bath home sits on two lots, offering plenty of room to create your vision. With an unfinished upstairs addition, this property is a true fixer-upper ready for your personal touch and design ideas. The generous layout provides endless potential for renovation, expansion, or even multi-generational living. Outside, the double lot offers ample space for outdoor living, gardening, or additional improvements. Whether you’re looking for your next project or an opportunity to build equity, this property has great upside in a desirable location. Bring your imagination and make it your own!

14. 2026-04-17
    price $99,500

    Show marketing remark (650 chars)

    Investor special in Ivanhoe! This spacious 6-bedroom, 2-bath home sits on two lots, offering plenty of room to create your vision. With an unfinished upstairs addition, this property is a true fixer-upper ready for your personal touch and design ideas. The generous layout provides endless potential for renovation, expansion, or even multi-generational living. Outside, the double lot offers ample space for outdoor living, gardening, or additional improvements. Whether you’re looking for your next project or an opportunity to build equity, this property has great upside in a desirable location. Bring your imagination and make it your own!

15. 2026-04-02
    listed $120,000 Active 650-char remark

    Show marketing remark (650 chars)

    Investor special in Ivanhoe! This spacious 6-bedroom, 2-bath home sits on two lots, offering plenty of room to create your vision. With an unfinished upstairs addition, this property is a true fixer-upper ready for your personal touch and design ideas. The generous layout provides endless potential for renovation, expansion, or even multi-generational living. Outside, the double lot offers ample space for outdoor living, gardening, or additional improvements. Whether you’re looking for your next project or an opportunity to build equity, this property has great upside in a desirable location. Bring your imagination and make it your own!

16. 2026-04-01
    listed $120,000 Active 644-char remark

    Show marketing remark (644 chars)

    Investor special in Ivanhoe! This spacious 6-bedroom, 2-bath home sits on two lots, offering plenty of room to create your vision. With an unfinished upstairs addition, this property is a true fixer-upper ready for your personal touch and design ideas. The generous layout provides endless potential for renovation, expansion, or even multi-generational living. Outside, the double lot offers ample space for outdoor living, gardening, or additional improvements. Whether you're looking for your next project or an opportunity to build equity, this property has great upside in a desirable location. Bring your imagination and make it your own!

17. 2026-04-01
    listed $120,000 Active

    Show marketing remark (644 chars)

    Investor special in Ivanhoe! This spacious 6-bedroom, 2-bath home sits on two lots, offering plenty of room to create your vision. With an unfinished upstairs addition, this property is a true fixer-upper ready for your personal touch and design ideas. The generous layout provides endless potential for renovation, expansion, or even multi-generational living. Outside, the double lot offers ample space for outdoor living, gardening, or additional improvements. Whether you're looking for your next project or an opportunity to build equity, this property has great upside in a desirable location. Bring your imagination and make it your own!

18. 2025-12-12
    historical
19. 2025-11-03
    price $89,000
20. 2025-10-20
    price $99,000
21. 2025-10-12
    price $110,000
22. 2025-09-26
    listed $130,000 Active

ⓘ 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: $4,445 · $370/mo
• Projected year-2 tax: $4,445 · $370/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 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: $20,225
• − Mortgage interest: −$5,574
• − Property taxes: −$4,445
• − Insurance: −$498
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$2,895
• Taxable income: $3,578
• Est. tax owed @ 24.0%: −$859
• After-tax cash flow: $3,915/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

-23.5% since first listed

11 events — show timeline

• 2026-04-17 Price Changed $99,500 Deep East Texas MLS
• 2026-04-17 Price Changed $99,500 BBOR
• 2026-04-17 Price Changed $99,500 HARMLS
• 2026-04-02 Listed $120,000 BBOR
• 2026-04-01 Listed $120,000 HARMLS
• 2026-04-01 Listed $120,000 Deep East Texas MLS
• 2025-12-12 Listing Removed — HARMLS
• 2025-11-03 Price Changed $89,000 HARMLS
• 2025-10-20 Price Changed $99,000 HARMLS
• 2025-10-12 Price Changed $110,000 HARMLS
• 2025-09-26 Listed $130,000 HARMLS

Property tax history

+11.2%/yr

Latest (2025): $4,445 · -2.3% YoY. Source: county tax records.