702 S Canadian St · Wheeler, TX 79096

$105,000

3 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 110 Days on market

Built 2012 $80/sqft · at area comps Est $101k · at est. ↓ 8% 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).

• Cash flow +14.4/30.0
• Appreciation +6.0/10.0
• ARV discount +5.6/15.0
• 1% rule +5.5/10.0
• Schools +4.5/10.0
• DSCR +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this 3-bedroom, 2-bathroom home, offering 1,312 sq. ft. of comfortable living space. With its blend of modern updates and classic charm, this home is perfect for those seeking a cozy and inviting space. The home features a newly installed roof from 2020, ensuring durability and peace of mind. The outdoor space is perfect for relaxation or play, with a fully fenced yard updated in 2022 for added privacy and safety. Additionally, the spacious 2-car garage provides secure parking and extra storage options. The home is also all electric. New paint in the living room, kitchen, hall, and bedrooms 2025.An ideal choice for your next move. Don't miss out on the opportunity to make it yours!

Key facts

• All electric
• Newly installed roof
• Fully fenced yard

Tags

• NEWLY INSTALLED ROOF
• FULLY FENCED YARD
• ALL ELECTRIC

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $20 ($244/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#789 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, schools D-, amenities F.
• Wheeler ISD (rural): math 55% / reading 51% proficiency, ranked #130 of 826 in TX (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 29 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($726 loan paydown + $2k appreciation (2.0% local appreciation)).
• Wheeler County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 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. 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: 1.05% ✓
• Cap rate: 6.53%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 7.9

CMA / ARV

• ARV (median comp): $100,760
• List price: $105,000
• Delta: 4.21%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

1.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.29×
• Total profit: $8,487
• Equity at exit: $41,310

10-year hold

• IRR: 9.0%
• Equity multiple: 2.22×
• Total profit: $35,745
• Equity at exit: $59,406

Cash invested: $29,400 (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 79096

• Home prices YoY: 2.3%
• Active inventory: 29
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$256 /mo · $3,073/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $20

Break-even live

Break-even rent $1,077

Max offer price $105,000

Occupancy floor 93%

Sensitivity live

Price	-10% $80	-5% $50	+0% $20	+5% $-9	+10% $-39
Rent	-10% $-67	-5% $-23	+0% $20	+5% $64	+10% $107
Rate	-1.0pp $73	-0.5pp $47	base $20	+0.5pp $-7	+1.0pp $-35

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $105,000 Active 110 DOM
2. 2026-06-18
   price $105,000 Active 108 DOM
3. 2026-06-18
   days on market $115,000 Active 108 DOM
4. 2026-06-17
   days on market $115,000 Active 107 DOM
5. 2026-06-16
   days on market $115,000 Active 106 DOM
6. 2026-06-15
   days on market $115,000 Active 105 DOM
7. 2026-06-15
   days on market $115,000 Active 104 DOM
8. 2026-06-13
   days on market $115,000 Active 103 DOM
9. 2026-06-12
   days on market $115,000 Active 102 DOM
10. 2026-06-09
    days on market $115,000 Active 99 DOM
11. 2026-06-08
    days on market $115,000 Active 98 DOM
12. 2026-06-08
    days on market $115,000 Active 97 DOM
13. 2026-06-07
    days on market $115,000 Active 96 DOM
14. 2026-06-03
    days on market $115,000 Active 93 DOM
15. 2026-06-02
    days on market $115,000 Active 92 DOM
16. 2026-06-01
    days on market $115,000 Active 91 DOM
17. 2026-05-31
    days on market $115,000 Active 90 DOM
18. 2026-03-03
    status Active 701-char remark

    Show marketing remark (701 chars)

    Welcome to this 3-bedroom, 2-bathroom home, offering 1,312 sq. ft. of comfortable living space. With its blend of modern updates and classic charm, this home is perfect for those seeking a cozy and inviting space. The home features a newly installed roof from 2020, ensuring durability and peace of mind. The outdoor space is perfect for relaxation or play, with a fully fenced yard updated in 2022 for added privacy and safety. Additionally, the spacious 2-car garage provides secure parking and extra storage options. The home is also all electric. New paint in the living room, kitchen, hall, and bedrooms 2025.An ideal choice for your next move. Don't miss out on the opportunity to make it yours!

19. 2026-03-02
    listed $115,000 Active 702-char remark

    Show marketing remark (702 chars)

    Welcome to this 3-bedroom, 2-bathroom home, offering 1,312 sq. ft. of comfortable living space. With its blend of modern updates and classic charm, this home is perfect for those seeking a cozy and inviting space. The home features a newly installed roof from 2020, ensuring durability and peace of mind. The outdoor space is perfect for relaxation or play, with a fully fenced yard updated in 2022 for added privacy and safety. Additionally, the spacious 2-car garage provides secure parking and extra storage options. The home is also all electric. New paint in the living room, kitchen, hall, and bedrooms 2025. An ideal choice for your next move. Don't miss out on the opportunity to make it yours!

20. 2025-03-19
    price $115,000 701-char remark

    Show marketing remark (701 chars)

    Welcome to this 3-bedroom, 2-bathroom home, offering 1,312 sq. ft. of comfortable living space. With its blend of modern updates and classic charm, this home is perfect for those seeking a cozy and inviting space. The home features a newly installed roof from 2020, ensuring durability and peace of mind. The outdoor space is perfect for relaxation or play, with a fully fenced yard updated in 2022 for added privacy and safety. Additionally, the spacious 2-car garage provides secure parking and extra storage options. The home is also all electric. New paint in the living room, kitchen, hall, and bedrooms 2025.An ideal choice for your next move. Don't miss out on the opportunity to make it yours!

21. 2025-03-19
    price $115,000

    Show marketing remark (701 chars)

    Welcome to this 3-bedroom, 2-bathroom home, offering 1,312 sq. ft. of comfortable living space. With its blend of modern updates and classic charm, this home is perfect for those seeking a cozy and inviting space. The home features a newly installed roof from 2020, ensuring durability and peace of mind. The outdoor space is perfect for relaxation or play, with a fully fenced yard updated in 2022 for added privacy and safety. Additionally, the spacious 2-car garage provides secure parking and extra storage options. The home is also all electric. New paint in the living room, kitchen, hall, and bedrooms 2025.An ideal choice for your next move. Don't miss out on the opportunity to make it yours!

22. 2025-02-12
    status Active 701-char remark

    Show marketing remark (701 chars)

    Welcome to this 3-bedroom, 2-bathroom home, offering 1,312 sq. ft. of comfortable living space. With its blend of modern updates and classic charm, this home is perfect for those seeking a cozy and inviting space. The home features a newly installed roof from 2020, ensuring durability and peace of mind. The outdoor space is perfect for relaxation or play, with a fully fenced yard updated in 2022 for added privacy and safety. Additionally, the spacious 2-car garage provides secure parking and extra storage options. The home is also all electric. New paint in the living room, kitchen, hall, and bedrooms 2025.An ideal choice for your next move. Don't miss out on the opportunity to make it yours!

23. 2024-10-01
    price $120,000

    Show marketing remark (701 chars)

    Welcome to this 3-bedroom, 2-bathroom home, offering 1,312 sq. ft. of comfortable living space. With its blend of modern updates and classic charm, this home is perfect for those seeking a cozy and inviting space. The home features a newly installed roof from 2020, ensuring durability and peace of mind. The outdoor space is perfect for relaxation or play, with a fully fenced yard updated in 2022 for added privacy and safety. Additionally, the spacious 2-car garage provides secure parking and extra storage options. The home is also all electric. New paint in the living room, kitchen, hall, and bedrooms 2025.An ideal choice for your next move. Don't miss out on the opportunity to make it yours!

24. 2024-10-01
    price $120,000 701-char remark

    Show marketing remark (701 chars)

    Welcome to this 3-bedroom, 2-bathroom home, offering 1,312 sq. ft. of comfortable living space. With its blend of modern updates and classic charm, this home is perfect for those seeking a cozy and inviting space. The home features a newly installed roof from 2020, ensuring durability and peace of mind. The outdoor space is perfect for relaxation or play, with a fully fenced yard updated in 2022 for added privacy and safety. Additionally, the spacious 2-car garage provides secure parking and extra storage options. The home is also all electric. New paint in the living room, kitchen, hall, and bedrooms 2025.An ideal choice for your next move. Don't miss out on the opportunity to make it yours!

25. 2024-08-08
    listed $125,000 Active 701-char remark

    Show marketing remark (701 chars)

    Welcome to this 3-bedroom, 2-bathroom home, offering 1,312 sq. ft. of comfortable living space. With its blend of modern updates and classic charm, this home is perfect for those seeking a cozy and inviting space. The home features a newly installed roof from 2020, ensuring durability and peace of mind. The outdoor space is perfect for relaxation or play, with a fully fenced yard updated in 2022 for added privacy and safety. Additionally, the spacious 2-car garage provides secure parking and extra storage options. The home is also all electric. New paint in the living room, kitchen, hall, and bedrooms 2025.An ideal choice for your next move. Don't miss out on the opportunity to make it yours!

ⓘ 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: $3,073 · $256/mo
• Projected year-2 tax: $3,073 · $256/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 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $13,227
• − Mortgage interest: −$5,882
• − Property taxes: −$3,073
• − Insurance: −$525
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$3,055
• Taxable loss: −$1,424
• Est. tax savings @ 24.0%: +$342
• After-tax cash flow: $585/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: Wheeler ISD
• NCES district ID: 4845420
• Math proficiency: 55% ▲ 6.00%
• Reading proficiency: 51% ▲ 5.00%
• Median HH income: $51,840
• Composite: 45.48/100
• National rank: #2613
• State rank: #130 of 826 in TX

Livability — Wheeler

• Score: 64/100
• State rank: #789
• US rank: #14423

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: Wheeler, TX
• Population (ZIP): 2,022

Population outlook (Wheeler County) Hauer SSP2

• Today (2025): 6,212 people
• By 2030: 6,519 · +4.9%
• By 2040: 7,210 · +16.1%
• By 2050: 7,953 · +28.0%
• By 2075: 9,663 · +55.6%
• By 2100: 10,059 · +61.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 23% Two or more races 3% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 20% Cuban 1%
• Common ancestry: Iranian 7% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 7% · Canada
• Languages at home: 81% English-only · Spanish 19%

Political lean MEDSL · Wheeler

• 2024 margin: Solid R (+84.7) · D 7.4% · R 92.1%
• 2008→2024 swing: -13.2pp toward R · 2008: -71.4pp · 2024: -84.7pp
• All cycles: 2024: R+84.7 2020: R+85.2 2016: R+82.1 2012: R+77.3 2008: R+71.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.98%
• Current HPI: 86.647
• 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

-8.0% since first listed

8 events — show timeline

• 2026-03-03 Relisted — PBOR
• 2026-03-02 Listed $115,000 AARMLS
• 2025-03-19 Price Changed $115,000 PBOR
• 2025-03-19 Price Changed $115,000 AARMLS
• 2025-02-12 Relisted — PBOR
• 2024-10-01 Price Changed $120,000 AARMLS
• 2024-10-01 Price Changed $120,000 PBOR
• 2024-08-08 Listed $125,000 PBOR

Property tax history

+11.5%/yr

Latest (2025): $3,073 · +19.8% YoY. Source: county tax records.