191 Sioux · Quitman, TX 75783

$117,500

2 bd · 2.0 ba · 992 sqft · SingleFamily public records · 117 Days on market

Built 2022 Fair condition 5,663 sqft lot $118/sqft · at area comps Est $117k · at est. $52/mo HOA · 4% of rent

---

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).

• Cash flow +22.1/30.0
• DSCR +7.1/10.0
• ARV discount +7.1/15.0
• 1% rule +5.8/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Now is the perfect time to secure your lake home before summer arrives! This charming 2-bedroom, 2-bath home sits on a low-maintenance 0.13-acre lot, making it ideal for easy living. This little Gem has plenty of room inside! Located in a secure gated community, you’ll enjoy fantastic amenities including a pool, dock, playground, boat ramp, and convenient access for fishing anytime you like. Check out Holiday Villages Online,there is so much available! This is also a great place to live day to day! Priced Right, Built Right! Good for a college student, not far to TJC! Nestled in a clean, quiet neighborhood, this approximately 990 sq. ft. home is about four years old and in excellent condition. It features a handicap-accessible ramp and a relaxing front porch—perfect for enjoying peaceful mornings or evening sunsets. This is the easy life. Cheaper than apartment living! Situated in beautiful East Texas, this property offers the perfect escape from the hustle and bustle. It’s an ideal gathering place for holidays and special occasions with friends and family—or simply a wonderful place to call home year-round. With minimal upkeep required and plenty of nearby shopping and attractions in surrounding towns, you’ll have the best of both relaxation and convenience. This could also be a great investment into the B&B world. This is a great fishing lake with tournaments often!! Come take a look!

Key facts

• Gated community
• Dock
• Pool

Tags

• LAKE HOME
• GATED COMMUNITY
• POOL
• DOCK
• PLAYGROUND
• BOAT RAMP

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $118k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $107k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.2% in Quitman — 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 76/100 on livability (#106 in TX, #3,504 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment C-, amenities F.
• Quitman ISD (town): math 36% / reading 47% proficiency, ranked #381 of 826 in TX (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 200 active listings in the ZIP; 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $812 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $12k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $106,925 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.08% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $116,568
• List price: $117,500
• Delta: 0.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
824 Holiday Village Dr	0.15mi	2/2.0	896 (-10%)	11mo	$164,900	$184	68
596 County Road 1214	0.18mi	3/2.0 (+1)	938 (-5%)	13mo	$187,500	$200	67
349 Arapaho	0.52mi	2/1.0	936 (-6%)	3mo	$169,900	$182	60
210 Concho	0.40mi	2/1.0	1,024 (+3%)	15mo	$175,000	$171	60
399 Cheyenne	0.23mi	3/2.0 (+1)	1,120 (+13%)	14mo	$89,900	$80	51
445 Comanche	0.41mi	1/1.0 (-1)	850 (-14%)	14mo	$104,900	$123	37

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

Projected returns pro-forma

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

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-6,903
• Equity at exit: $17,520

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $9,671
• Equity at exit: $10,159

Cash invested: $32,900 (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 75783

• Home prices YoY: -9.6%
• Active inventory: 200
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,269 medium
• Mortgage (P&I): −$616
• Tax from tax record: −$95 /mo · $1,146/yr
• Insurance: −$49
• HOA: −$52
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $190

Break-even live

Break-even rent $1,029

Max offer price $117,500

Occupancy floor 80%

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: $29,375
• Closing costs: $3,525
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $52 · $624/yr
• Likely covers: poolsecurity

Listing history 22 events

1. 2026-06-18
   days on market $117,500 Active 117 DOM
2. 2026-06-17
   days on market $117,500 Active 116 DOM
3. 2026-06-16
   days on market $117,500 Active 115 DOM
4. 2026-06-15
   days on market $117,500 Active 114 DOM
5. 2026-06-15
   days on market $117,500 Active 113 DOM
6. 2026-06-13
   days on market $117,500 Active 112 DOM
7. 2026-06-12
   days on market $117,500 Active 111 DOM
8. 2026-06-09
   days on market $117,500 Active 108 DOM
9. 2026-06-08
   days on market $117,500 Active 107 DOM
10. 2026-06-08
    days on market $117,500 Active 106 DOM
11. 2026-06-07
    days on market $117,500 Active 105 DOM
12. 2026-06-03
    days on market $117,500 Active 102 DOM
13. 2026-06-02
    days on market $117,500 Active 101 DOM
14. 2026-06-01
    days on market $117,500 Active 100 DOM
15. 2026-05-31
    days on market $117,500 Active 99 DOM
16. 2026-03-19
    price $117,500 1458-char remark

    Show marketing remark (1458 chars)

    Now is the perfect time to secure your lake home before summer arrives! This charming 2-bedroom, 2-bath home sits on a low-maintenance 0.13-acre lot, making it ideal for easy living. This little Gem has plenty of room inside! Located in a secure gated community, you’ll enjoy fantastic amenities including a pool, dock, playground, boat ramp, and convenient access for fishing anytime you like. Check out Holiday Villages Online,there is so much available! This is also a great place to live day to day! Priced Right, Built Right! Good for a college student, not far to TJC! Nestled in a clean, quiet neighborhood, this approximately 990 sq. ft. home is about four years old and in excellent condition. It features a handicap-accessible ramp and a relaxing front porch—perfect for enjoying peaceful mornings or evening sunsets. This is the easy life. Cheaper than apartment living! Situated in beautiful East Texas, this property offers the perfect escape from the hustle and bustle. It’s an ideal gathering place for holidays and special occasions with friends and family—or simply a wonderful place to call home year-round. With minimal upkeep required and plenty of nearby shopping and attractions in surrounding towns, you’ll have the best of both relaxation and convenience. This could also be a great investment into the B&B world. This is a great fishing lake with tournaments often!! Come take a look!

17. 2026-02-21
    listed $129,500 Active 1458-char remark

    Show marketing remark (1458 chars)

    Now is the perfect time to secure your lake home before summer arrives! This charming 2-bedroom, 2-bath home sits on a low-maintenance 0.13-acre lot, making it ideal for easy living. This little Gem has plenty of room inside! Located in a secure gated community, you’ll enjoy fantastic amenities including a pool, dock, playground, boat ramp, and convenient access for fishing anytime you like. Check out Holiday Villages Online,there is so much available! This is also a great place to live day to day! Priced Right, Built Right! Good for a college student, not far to TJC! Nestled in a clean, quiet neighborhood, this approximately 990 sq. ft. home is about four years old and in excellent condition. It features a handicap-accessible ramp and a relaxing front porch—perfect for enjoying peaceful mornings or evening sunsets. This is the easy life. Cheaper than apartment living! Situated in beautiful East Texas, this property offers the perfect escape from the hustle and bustle. It’s an ideal gathering place for holidays and special occasions with friends and family—or simply a wonderful place to call home year-round. With minimal upkeep required and plenty of nearby shopping and attractions in surrounding towns, you’ll have the best of both relaxation and convenience. This could also be a great investment into the B&B world. This is a great fishing lake with tournaments often!! Come take a look!

18. 2022-09-22
    soldstatus Closed 874-char remark

    Show marketing remark (874 chars)

    Nice Leveled 50’x100’ Interior Lot in a Gated Waterfront Community on Lake Fork. Utilities will be installed before Closing. Buyer to Pay for Survey and Title Insurance if Needed. Holiday Village Does Allow Full Time RV Living, Short and Long Term Rentals. Modular and Mobile Homes must be under 5 years of age to be allowed to move onto the property. Mandatory HOA is $47.50 a month. Well Water Filtration Facility and Sewer are $65 Each to Use a month. High Speed Internet is Available. Bring your Golf Cart, ATV, Boat, and Fishing Pole! Community Benefits Include Common Fishing Piers, Boat Ramps, Clubhouse with Diner, Pool, Playgrounds, Putt Putt Golf, Basketball Court, and Picnic Areas. Monthly Potluck, Bingo, Karaoke and Dances with Live Bands. Please see attached document for List of Utility Phone Numbers and Restrictions. Public Driving Directions:

19. 2022-08-23
    status Pending 874-char remark

    Show marketing remark (874 chars)

    Nice Leveled 50’x100’ Interior Lot in a Gated Waterfront Community on Lake Fork. Utilities will be installed before Closing. Buyer to Pay for Survey and Title Insurance if Needed. Holiday Village Does Allow Full Time RV Living, Short and Long Term Rentals. Modular and Mobile Homes must be under 5 years of age to be allowed to move onto the property. Mandatory HOA is $47.50 a month. Well Water Filtration Facility and Sewer are $65 Each to Use a month. High Speed Internet is Available. Bring your Golf Cart, ATV, Boat, and Fishing Pole! Community Benefits Include Common Fishing Piers, Boat Ramps, Clubhouse with Diner, Pool, Playgrounds, Putt Putt Golf, Basketball Court, and Picnic Areas. Monthly Potluck, Bingo, Karaoke and Dances with Live Bands. Please see attached document for List of Utility Phone Numbers and Restrictions. Public Driving Directions:

20. 2022-08-02
    price $14,500 874-char remark

    Show marketing remark (874 chars)

    Nice Leveled 50’x100’ Interior Lot in a Gated Waterfront Community on Lake Fork. Utilities will be installed before Closing. Buyer to Pay for Survey and Title Insurance if Needed. Holiday Village Does Allow Full Time RV Living, Short and Long Term Rentals. Modular and Mobile Homes must be under 5 years of age to be allowed to move onto the property. Mandatory HOA is $47.50 a month. Well Water Filtration Facility and Sewer are $65 Each to Use a month. High Speed Internet is Available. Bring your Golf Cart, ATV, Boat, and Fishing Pole! Community Benefits Include Common Fishing Piers, Boat Ramps, Clubhouse with Diner, Pool, Playgrounds, Putt Putt Golf, Basketball Court, and Picnic Areas. Monthly Potluck, Bingo, Karaoke and Dances with Live Bands. Please see attached document for List of Utility Phone Numbers and Restrictions. Public Driving Directions:

21. 2022-08-01
    price $16,000 874-char remark

    Show marketing remark (874 chars)

    Nice Leveled 50’x100’ Interior Lot in a Gated Waterfront Community on Lake Fork. Utilities will be installed before Closing. Buyer to Pay for Survey and Title Insurance if Needed. Holiday Village Does Allow Full Time RV Living, Short and Long Term Rentals. Modular and Mobile Homes must be under 5 years of age to be allowed to move onto the property. Mandatory HOA is $47.50 a month. Well Water Filtration Facility and Sewer are $65 Each to Use a month. High Speed Internet is Available. Bring your Golf Cart, ATV, Boat, and Fishing Pole! Community Benefits Include Common Fishing Piers, Boat Ramps, Clubhouse with Diner, Pool, Playgrounds, Putt Putt Golf, Basketball Court, and Picnic Areas. Monthly Potluck, Bingo, Karaoke and Dances with Live Bands. Please see attached document for List of Utility Phone Numbers and Restrictions. Public Driving Directions:

22. 2022-05-03
    listed $16,500 Active 874-char remark

    Show marketing remark (874 chars)

    Nice Leveled 50’x100’ Interior Lot in a Gated Waterfront Community on Lake Fork. Utilities will be installed before Closing. Buyer to Pay for Survey and Title Insurance if Needed. Holiday Village Does Allow Full Time RV Living, Short and Long Term Rentals. Modular and Mobile Homes must be under 5 years of age to be allowed to move onto the property. Mandatory HOA is $47.50 a month. Well Water Filtration Facility and Sewer are $65 Each to Use a month. High Speed Internet is Available. Bring your Golf Cart, ATV, Boat, and Fishing Pole! Community Benefits Include Common Fishing Piers, Boat Ramps, Clubhouse with Diner, Pool, Playgrounds, Putt Putt Golf, Basketball Court, and Picnic Areas. Monthly Potluck, Bingo, Karaoke and Dances with Live Bands. Please see attached document for List of Utility Phone Numbers and Restrictions. Public Driving Directions:

ⓘ 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: $1,146 · $95/mo
• Projected year-2 tax: $2,150 · $179/mo
• Expected delta: +$1,004/yr (+$84/mo · 87.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,234
• − Mortgage interest: −$6,582
• − Property taxes: −$1,146
• − Insurance: −$588
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − HOA: −$624
• − Depreciation: −$3,418
• Taxable income: $439
• Est. tax owed @ 24.0%: −$105
• After-tax cash flow: $2,178/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

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance to improve its condition and increase its value. Key areas for improvement include the exterior and deck construction, which require immediate attention.

Repairs flagged

• Major Exposed subflooring and incomplete deck construction — Structural issues require immediate attention
• Major Incomplete deck construction — Structural issues require immediate attention

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and property value
• Resale Complete deck construction — Improves outdoor living space and property value
• Both Replace carpet with hardwood flooring — Improves interior aesthetics and increases property value
• Both Paint interior walls and trim — Enhances interior aesthetics and increases property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subflooring and incomplete deck construction · Structural issues require immediate attention	Major	$15,000–50,000
Incomplete deck construction · Structural issues require immediate attention	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and property value ↑
• Resale Complete deck construction — Improves outdoor living space and property value ↑
• Both Replace carpet with hardwood flooring — Improves interior aesthetics and increases property value ↑
• Both Paint interior walls and trim — Enhances interior aesthetics and increases 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: Quitman ISD
• NCES district ID: 4836300
• Math proficiency: 36% ▼ -15.00%
• Reading proficiency: 47% ▼ -4.00%
• Median HH income: $42,081
• Composite: 34.94/100
• National rank: #5063
• State rank: #381 of 826 in TX

Livability — Quitman

• Score: 76/100
• State rank: #106
• US rank: #3504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,011

Population outlook (Wood County) Hauer SSP2

• Today (2025): 46,480 people
• By 2030: 47,796 · +2.8%
• By 2040: 50,142 · +7.9%
• By 2050: 52,122 · +12.1%
• By 2075: 57,033 · +22.7%
• By 2100: 56,418 · +21.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 13% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 3% Slovak 3% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Wood

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.6%
• 2008→2024 swing: -15.5pp toward R · 2008: -54.2pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+68.2 2016: R+70.0 2012: R+64.2 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.83%
• Current HPI: 234.4883
• 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

+612.1% since first listed

7 events — show timeline

• 2026-03-19 Price Changed $117,500 NTREIS
• 2026-02-21 Listed $129,500 NTREIS
• 2022-09-22 Sold (MLS) — NTREIS
• 2022-08-23 Pending — NTREIS
• 2022-08-02 Price Changed $14,500 NTREIS
• 2022-08-01 Price Changed $16,000 NTREIS
• 2022-05-03 Listed $16,500 NTREIS

Property tax history

+6.5%/yr

Latest (2025): $1,146 · +13.7% YoY. Source: county tax records.