303 Wanda Dr · Winnsboro, TX 75494

$169,000

3 bd · 3.0 ba · 1,971 sqft · SingleFamily public records · 13 Days on market

Built 1977 0.35 ac lot Est $240k · 30% under ↓ 23% since listing

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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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors, come take a look at this spacious 3BR-2BA home located in a much sought after neighborhood in Winnsboro, Texas. The property is close to the hospital, schools, grocery & the thriving Historic Downtown shops & restaurants. The home has a Media room with a 22x24 screen, projector & surround sound, but could also be used as a 2nd living area, play room or oversized office. Features inside: A living room with a brick WBFP that is open to the kitchen & dining area. The kitchen also offers a big walk-in pantry. Large primary bedroom with walk-in closet. Two other spacious bedrooms share a hall bath. Covered large back patio for entertaining & relaxing. Fenced back yard for pets & play. This one is ready for your custom updates; the potential is limitless! This home sells AS-IS!

Key facts

• Fenced back yard
• Media room
• Walk-in pantry

Tags

• MEDIA ROOM
• WALK-IN PANTRY
• COVERED LARGE BACK PATIO
• FENCED BACK YARD

Property features AI

Finance

• Other: Property type: Residential single-family; Lot is approximately 0.352 acres (less than 0.5 acre); Subdivision: Edgewood Add
• Financial info: Listing accepts cash and conventional financing
• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking on concrete
• Security: Audio and video surveillance devices present
• Utilities: City water; City sewer; Cable available; Electric service
• Home design: Single-family residence; One story; Built in 1977
• Construction: Brick and rock/stone exterior; Composition roof; Slab foundation
• Exterior features: Large backyard with grass; Many trees; Chain-link fencing; Subdivision setting; Curbs

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Refrigerator
• Bedrooms: 3 bedrooms — primary bedroom on main level with ensuite bath
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Fireplace heat source; Central air conditioning; Heat pump; Ceiling fans
• Interior features: Cable TV available; High-speed internet available; Pantry; Sound system wiring; Fireplace (brick, wood-burning)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Cap rate 10.1% vs local median 3.8% in Winnsboro — 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 69/100 on livability (#416 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• Winnsboro ISD (town): math 46% / reading 40% proficiency, ranked #330 of 826 in TX (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Winnsboro El (355 students, 71% FRL); Winnsboro J H (math 48% / reading 40%, grade D, #512 of 1,662 statewide, top 32%, 360 students, 53% FRL); Winnsboro H S (math 67% / reading 62%, grade B-, #199 of 1,632 statewide, top 14%, 492 students, 65% FRL).
• Market conditions: 220 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y ago 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

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.67%
• DSCR: 1.61
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $240,462
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 W Coke Rd	0.25mi	3/2.0	2,010 (+2%)	9mo	$205,000	$102	74
213 Martha Dr	0.14mi	3/2.0	1,836 (-7%)	14mo	$319,000	$174	67
202 Wanda Dr	0.11mi	4/2.0 (+1)	1,804 (-8%)	8mo	$239,000	$132	66
604 Marion Dr	0.28mi	4/2.0 (+1)	1,792 (-9%)	5mo	$292,000	$163	59
608 Marion Dr	0.22mi	3/2.0	2,173 (+10%)	18mo	$249,900	$115	54
205 S Main St	0.74mi	3/2.5	1,815 (-8%)	3mo	$189,000	$104	48
824 Jean Ray Ct	0.68mi	3/2.0	1,773 (-10%)	1mo	$385,000	$217	46
508 Helena St	0.69mi	3/2.0	2,196 (+11%)	2mo	$214,500	$98	43
211 W Myrtle St	0.64mi	3/2.0	2,180 (+11%)	11mo	$227,000	$104	39
200 E Cedar	0.66mi	3/2.0	2,175 (+10%)	12mo	$265,000	$122	38
409 W Myrtle St	0.62mi	3/2.0	1,708 (-13%)	14mo	$269,500	$158	33
500 Helena St	0.62mi	3/2.0	1,682 (-15%)	22mo	$185,000	$110	24

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-888
• Equity at exit: $25,198

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $33,753
• Equity at exit: $14,612

Cash invested: $47,320 (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 75494

• Home prices YoY: -10.9%
• Active inventory: 220
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,235 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$270 /mo · $3,241/yr
• Insurance: −$70
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $414

Break-even live

Break-even rent $1,711

Max offer price $169,000

Occupancy floor 76%

Sensitivity live

Price	-10% $509	-5% $462	+0% $414	+5% $366	+10% $318
Rent	-10% $237	-5% $325	+0% $414	+5% $502	+10% $590
Rate	-1.0pp $499	-0.5pp $457	base $414	+0.5pp $370	+1.0pp $325

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 S Mill St Winnsboro, TX	4.0	2.0	1954	$2,235	$1.14	45d	1	0.69mi

Listing history 11 events

1. 2026-06-21
   days on market $169,000 Active 13 DOM
2. 2026-06-21
   days on market $169,000 Active 12 DOM
3. 2026-06-18
   days on market $169,000 Active 10 DOM
4. 2026-06-17
   days on market $169,000 Active 9 DOM
5. 2026-06-16
   days on market $169,000 Active 8 DOM
6. 2026-06-15
   days on market $169,000 Active 7 DOM
7. 2026-06-15
   days on market $169,000 Active 6 DOM
8. 2026-06-13
   days on market $169,000 Active 5 DOM
9. 2026-06-12
   days on market $169,000 Active 4 DOM
10. 2026-06-08
    remarks 679-char remark

    Show marketing remark (829 chars)

    Investors, come take a look at this spacious 3BR-2BA home located in a much sought after neighborhood in Winnsboro, Texas. The property is close to the hospital, schools, grocery & the thriving Historic Downtown shops & restaurants. The home has a Media room with a 22x24 screen, projector & surround sound, but could also be used as a 2nd living area, play room or oversized office. Features inside: A living room with a brick WBFP that is open to the kitchen & dining area. The kitchen also offers a big walk-in pantry. Large primary bedroom with walk-in closet. Two other spacious bedrooms share a hall bath. Covered large back patio for entertaining & relaxing. Fenced back yard for pets & play. This one is ready for your custom updates; the potential is limitless! This home sells AS-IS!

11. 2026-06-08
    listed $169,000 Active 1 DOM

    Show marketing remark (829 chars)

    Investors, come take a look at this spacious 3BR-2BA home located in a much sought after neighborhood in Winnsboro, Texas. The property is close to the hospital, schools, grocery & the thriving Historic Downtown shops & restaurants. The home has a Media room with a 22x24 screen, projector & surround sound, but could also be used as a 2nd living area, play room or oversized office. Features inside: A living room with a brick WBFP that is open to the kitchen & dining area. The kitchen also offers a big walk-in pantry. Large primary bedroom with walk-in closet. Two other spacious bedrooms share a hall bath. Covered large back patio for entertaining & relaxing. Fenced back yard for pets & play. This one is ready for your custom updates; the potential is limitless! This home sells AS-IS!

ⓘ 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: $3,241 · $270/mo
• Projected year-2 tax: $3,241 · $270/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 FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,820
• − Mortgage interest: −$9,467
• − Property taxes: −$3,241
• − Insurance: −$2,348
• − Repairs & maintenance: −$2,146
• − Management: −$2,146
• − Depreciation: −$4,916
• Taxable income: $2,558
• Est. tax owed @ 24.0%: −$614
• After-tax cash flow: $4,351/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: Winnsboro ISD
• NCES district ID: 4846200
• Math proficiency: 46% ▼ -4.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $40,192
• Composite: 36.07/100
• National rank: #4769
• State rank: #330 of 826 in TX

Livability — Winnsboro

• Score: 69/100
• State rank: #416
• US rank: #8564

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winnsboro, TX
• Population (ZIP): 11,685

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 13% Two or more races 10% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Serbian 2% Iranian 2% Slovak 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 8% German/W. Germanic 1% Arabic 1%

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: ▼ -28.64%
• Current HPI: 234.6203
• 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

-22.8% since first listed

8 events — show timeline

• 2026-06-08 Listed $169,000 NTREIS
• 2026-06-08 Listed $169,000 GTAR
• 2022-11-02 Listing Removed — NTREIS
• 2022-10-17 Price Changed $199,000 NTREIS
• 2022-10-12 Listed $219,000 NTREIS
• 2021-11-10 Sold (Public Records) — Public Records
• 2012-11-28 Sold (Public Records) — Public Records
• 1995-06-21 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $3,241 · +7.4% YoY. Source: county tax records.