1014 W Wildwood Dr · Wildwood, TX 77663

$194,000

2 bd · 2.0 ba · 2,082 sqft · SingleFamily · 43 Days on market

Built 1982 Average condition 0.34 ac lot $93/sqft · 23% below area Est $251k · 23% under $185/mo HOA · 10% of rent ↓ 3% since listing

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Why this score? — see what drove the D+ 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 +10.3/30.0
• Appreciation +5.5/10.0
• 1% rule +4.3/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Nestled in the gated Wildwood Resort Community, this charming 2-bedroom, 2-bath home with an office offers comfort, style, and a beautiful setting on the golf course. The spacious interior features a bright, open floor plan, highlighted by a gorgeous kitchen complete with an island work center, coffee bar, and all appliances—including washer and dryer. The cozy living area boasts a woodburning fireplace, perfect for relaxing evenings, while the large utility room adds extra convenience and storage. Step outside to enjoy the serene surroundings or unwind in the hot tub after a day of golf or lake fun. Wildwood Resort offers an incredible array of amenities, including a 365-acre lake with water activities, tennis and basketball courts, playground, library, restaurant, and even a private airstrip. Ideal for full-time living or a weekend getaway, this home perfectly blends modern comfort with resort-style living in one of the area’s most desirable communities.

Key facts

• Hot tub
• Island work center
• Gorgeous kitchen

Tags

• GORGEOUS KITCHEN
• ISLAND WORK CENTER
• COFFEE BAR
• WOODBURNING FIREPLACE
• LARGE UTILITY ROOM
• HOT TUB

Property features AI

Finance

• HOA & community: Association: Wildwood; Monthly association fee of $185 covering common areas; Community amenities include airport/runway, basketball court, boat dock, boat ramp, controlled access, golf course, picnic area, playground, pickleball, park, tennis courts, guard

Exterior

• Parking: Attached garage (2 car); Additional parking; Garage with golf cart space; Garage door opener
• Security: Gated community with attendant; Controlled access
• Utilities: Public water; Aerobic septic
• Home design: Residential property; Faces west; Single-story entry (living areas listed on first floor)
• Construction: Cement siding; Composition roof; Built in 1982; Slab foundation
• Exterior features: Covered patio; Deck; Enclosed porch; Hot tub/Spa (outdoor); Patio; Private yard; On golf course; Tennis court(s)

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Free-standing range; Refrigerator; Kitchen island; Pantry; Walk-in pantry; Solid surface counters; Breakfast bar
• Bedrooms: Primary bedroom (first floor); Bedroom (first floor); 2 bedrooms possible total; Bonus room (first floor); Office (first floor)
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Wet bar; Breakfast bar; Dual sinks; Entrance foyer; Hot tub/Spa (interior access); Kitchen island; Pantry; Solid surface counters; Separate shower; Tub/shower combo; Walk-in pantry; Window treatments; Ceiling fan(s); Living/Dining room
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $194k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (7.5% below list).
• Recommended offer: $178k (8.0% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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-, amenities F, commute 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.
• Zoned schools: Warren H S (math 42% / reading 62%, grade D+, #447 of 1,632 statewide, top 29%, 373 students, 51% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 45 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 5 units permitted in Tyler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.1% local appreciation)).
• Tyler County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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

• It's been on market 43 days — a 3% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $178,424 (8.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.38%
• DSCR: 0.89
• GRM: 9.0

CMA / ARV

• ARV (median comp): $250,950
• List price: $194,000
• Delta: -22.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1116 N Pine St	0.18mi	2/2.0	1,808 (-13%)	3mo	$264,900	$147	67
804 Camphor Cir	0.64mi	3/2.0 (+1)	1,952 (-6%)	8mo	$194,000	$99	48
121 White Oak	0.45mi	2/2.5	2,355 (+13%)	18mo	$285,000	$121	40
119 Colorado Spruce Dr	0.73mi	3/1.0 (+1)	1,844 (-11%)	0mo	$247,000	$134	38

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

Projected returns pro-forma

1.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.95×
• Total profit: $-2,658
• Equity at exit: $66,685

10-year hold

• IRR: 4.0%
• Equity multiple: 1.49×
• Total profit: $26,390
• Equity at exit: $88,973

Cash invested: $54,320 (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 77663

• Home prices YoY: 1.0%
• Active inventory: 45
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$1,017
• Tax est. 1.5%: −$242 /mo · $2,910/yr
• Insurance: −$81
• HOA: −$185
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-108

Break-even live

Break-even rent $1,931

Max offer price $178,424

Occupancy floor —

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: $48,500
• Closing costs: $5,820
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Spruce Ln Wildwood, TX	3.0	2.0	2064	$1,795	$0.87	24d	1	1.37mi

HOA detail

• Monthly dues: $185 · $2,220/yr
• Likely covers: watersecurity

Listing history 24 events

1. 2026-06-18
   days on market $194,000 Active 43 DOM
2. 2026-06-17
   days on market $194,000 Active 42 DOM
3. 2026-06-16
   days on market $194,000 Active 41 DOM
4. 2026-06-15
   days on market $194,000 Active 40 DOM
5. 2026-06-14
   days on market $194,000 Active 38 DOM
6. 2026-06-13
   days on market $194,000 Active 37 DOM
7. 2026-06-10
   days on market $194,000 Active 35 DOM
8. 2026-06-09
   days on market $194,000 Active 34 DOM
9. 2026-06-08
   days on market $194,000 Active 33 DOM
10. 2026-06-07
    days on market $194,000 Active 32 DOM
11. 2026-06-05
    days on market $194,000 Active 29 DOM
12. 2026-06-03
    days on market $194,000 Active 28 DOM
13. 2026-06-02
    days on market $194,000 Active 27 DOM
14. 2026-06-01
    days on market $194,000 Active 26 DOM
15. 2026-05-31
    days on market $194,000 Active 25 DOM
16. 2026-05-31
    pricedays on market $194,000 Active 24 DOM
17. 2026-05-06
    listed $199,000 Active 982-char remark

    Show marketing remark (982 chars)

    Nestled in the gated Wildwood Resort Community, this charming 2-bedroom, 2-bath home with an office offers comfort, style, and a beautiful setting on the golf course. The spacious interior features a bright, open floor plan, highlighted by a gorgeous kitchen complete with an island work center, coffee bar, and all appliances—including washer and dryer. The cozy living area boasts a woodburning fireplace, perfect for relaxing evenings, while the large utility room adds extra convenience and storage. Step outside to enjoy the serene surroundings or unwind in the hot tub after a day of golf or lake fun. Wildwood Resort offers an incredible array of amenities, including a 365-acre lake with water activities, tennis and basketball courts, playground, library, restaurant, and even a private airstrip. Ideal for full-time living or a weekend getaway, this home perfectly blends modern comfort with resort-style living in one of the area’s most desirable communities.

18. 2026-05-06
    listed $199,000 Active 984-char remark

    Show marketing remark (982 chars)

    Nestled in the gated Wildwood Resort Community, this charming 2-bedroom, 2-bath home with an office offers comfort, style, and a beautiful setting on the golf course. The spacious interior features a bright, open floor plan, highlighted by a gorgeous kitchen complete with an island work center, coffee bar, and all appliances—including washer and dryer. The cozy living area boasts a woodburning fireplace, perfect for relaxing evenings, while the large utility room adds extra convenience and storage. Step outside to enjoy the serene surroundings or unwind in the hot tub after a day of golf or lake fun. Wildwood Resort offers an incredible array of amenities, including a 365-acre lake with water activities, tennis and basketball courts, playground, library, restaurant, and even a private airstrip. Ideal for full-time living or a weekend getaway, this home perfectly blends modern comfort with resort-style living in one of the area’s most desirable communities.

19. 2026-04-09
    historical
20. 2026-03-13
    price $174,900
21. 2026-02-20
    price $190,000
22. 2026-02-17
    price $205,000
23. 2026-02-07
    price $210,000
24. 2026-01-14
    listed $220,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥112°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $21,540
• − Mortgage interest: −$10,867
• − Property taxes: −$2,910
• − Insurance: −$970
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − HOA: −$2,220
• − Depreciation: −$5,644
• Taxable loss: −$4,517
• Est. tax savings @ 24.0%: +$1,084
• After-tax cash flow: $-208/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab

A moderately rehabbed home with average condition, requiring some cosmetic updates to improve its resale and rental value.

Repairs flagged

• Minor Paint — Some scuff marks on walls
• Minor Flooring — Some wear on wood flooring
• Minor Exterior paint — Yellow siding has some discoloration

Value-add opportunities

• Both Painting — Improves curb appeal and interior aesthetics
• Both Floor refinishing — Enhances value and usability
• Both Exterior painting — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Some scuff marks on walls	Minor	$500–3,000
Flooring · Some wear on wood flooring	Minor	$500–3,000
Exterior paint · Yellow siding has some discoloration	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Painting — Improves curb appeal and interior aesthetics ↑
• Both Floor refinishing — Enhances value and usability ↑
• Both Exterior painting — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Wildwood, TX
• Population (ZIP): 309

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 (96%)
• Race & ethnicity: White 96% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Lithuanian 9% Polish 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: ▲ 1.05%
• Current HPI: 103.9751
• 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

-2.5% since first listed

4 events — show timeline

• 2026-05-29 Price Changed $194,000 BBOR
• 2026-05-29 Price Changed $194,000 HARMLS
• 2026-05-06 Listed $199,000 HARMLS
• 2026-05-06 Listed $199,000 BBOR