165 County Road 4137 · Quitman, TX 75783

$84,900

4 bd · 1.0 ba · 1,800 sqft · SingleFamily public records · 98 Days on market

Built 2002 1.00 ac lot $47/sqft · 81% below area ↓ 37% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bedroom home on 1 acre! This quiet country home has open concept living and 4 bedrooms! Plenty of space to spread out and enjoy quiet living! Home has some updates but still plenty of opportunity to make it your own!

Key facts

• 1 acre lot
• Built 2002
• Listed 98 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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: 206 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 $587 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: 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 $77,259 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.88% ✓
• Cap rate: 14.81%
• Cash-on-cash: 30.40%
• DSCR: 2.35
• GRM: 4.4

CMA / ARV

• ARV (median comp): $443,514
• List price: $84,900
• Delta: -80.86%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.1%
• Equity multiple: 2.04×
• Total profit: $24,672
• Equity at exit: $12,659

10-year hold

• IRR: 32.9%
• Equity multiple: 3.99×
• Total profit: $71,159
• Equity at exit: $7,341

Cash invested: $23,772 (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: 206
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,598 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$179 /mo · $2,150/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $602

Break-even live

Break-even rent $835

Max offer price $84,900

Occupancy floor 57%

Sensitivity live

Price	-10% $650	-5% $626	+0% $602	+5% $578	+10% $554
Rent	-10% $476	-5% $539	+0% $602	+5% $665	+10% $728
Rate	-1.0pp $645	-0.5pp $624	base $602	+0.5pp $580	+1.0pp $558

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $84,900 Active 98 DOM
2. 2026-06-18
   pricedays on market $84,900 Active 96 DOM
3. 2026-06-16
   days on market $89,900 Active 95 DOM
4. 2026-06-15
   days on market $89,900 Active 94 DOM
5. 2026-06-15
   days on market $89,900 Active 93 DOM
6. 2026-06-13
   days on market $89,900 Active 92 DOM
7. 2026-06-12
   days on market $89,900 Active 91 DOM
8. 2026-06-09
   days on market $89,900 Active 88 DOM
9. 2026-06-08
   days on market $89,900 Active 87 DOM
10. 2026-06-08
    days on market $89,900 Active 86 DOM
11. 2026-06-07
    pricedays on market $89,900 Active 85 DOM
12. 2026-06-03
    days on market $94,900 Active 82 DOM
13. 2026-06-02
    days on market $94,900 Active 81 DOM
14. 2026-06-01
    days on market $94,900 Active 80 DOM
15. 2026-05-31
    days on market $94,900 Active 79 DOM
16. 2026-05-15
    price $94,900 218-char remark

    Show marketing remark (218 chars)

    4 bedroom home on 1 acre! This quiet country home has open concept living and 4 bedrooms! Plenty of space to spread out and enjoy quiet living! Home has some updates but still plenty of opportunity to make it your own!

17. 2026-04-30
    price $99,900 218-char remark

    Show marketing remark (218 chars)

    4 bedroom home on 1 acre! This quiet country home has open concept living and 4 bedrooms! Plenty of space to spread out and enjoy quiet living! Home has some updates but still plenty of opportunity to make it your own!

18. 2026-04-10
    price $114,000 218-char remark

    Show marketing remark (218 chars)

    4 bedroom home on 1 acre! This quiet country home has open concept living and 4 bedrooms! Plenty of space to spread out and enjoy quiet living! Home has some updates but still plenty of opportunity to make it your own!

19. 2026-04-02
    price $129,000 218-char remark

    Show marketing remark (218 chars)

    4 bedroom home on 1 acre! This quiet country home has open concept living and 4 bedrooms! Plenty of space to spread out and enjoy quiet living! Home has some updates but still plenty of opportunity to make it your own!

20. 2026-03-25
    price $139,000 218-char remark

    Show marketing remark (218 chars)

    4 bedroom home on 1 acre! This quiet country home has open concept living and 4 bedrooms! Plenty of space to spread out and enjoy quiet living! Home has some updates but still plenty of opportunity to make it your own!

21. 2026-03-13
    listed $150,000 Active 218-char remark

    Show marketing remark (218 chars)

    4 bedroom home on 1 acre! This quiet country home has open concept living and 4 bedrooms! Plenty of space to spread out and enjoy quiet living! Home has some updates but still plenty of opportunity to make it your own!

22. 2016-03-02
    soldstatus
23. 2003-04-29
    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: $2,150 · $179/mo
• Projected year-2 tax: $2,150 · $179/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 4/10 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: $19,171
• − Mortgage interest: −$4,756
• − Property taxes: −$2,150
• − Insurance: −$424
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$2,470
• Taxable income: $6,303
• Est. tax owed @ 24.0%: −$1,513
• After-tax cash flow: $5,715/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: 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

-36.7% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $94,900 GTAR
• 2026-04-30 Price Changed $99,900 GTAR
• 2026-04-10 Price Changed $114,000 GTAR
• 2026-04-02 Price Changed $129,000 GTAR
• 2026-03-25 Price Changed $139,000 GTAR
• 2026-03-13 Listed $150,000 GTAR
• 2016-03-02 Sold (Public Records) — Public Records
• 2003-04-29 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,150 · +19.2% YoY. Source: county tax records.