200 S Preston St · Wolfe City, TX 75496

$151,500

3 bd · 2.0 ba · 2,267 sqft · SingleFamily public records · 3 Days on market

Built 1949 7,623 sqft lot

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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 +16.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +5.0/10.0
• Schools +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

1949 Charmer with glass doorknobs, Paneled Doors, Crown Molding, Gorgeous Wood Flooring throughout the Living, Dining and Bedrooms. Sits on a Large Corner Lot. A Kitchen where everyone will want to hang out is Oversized with Island and Breakfast Bar, Tons of Cabinet and Counter Space. Gas Oven just replaced last year. Spacious Bedrooms with Walk in Closets. This one is Priced to Sell!

Key facts

• 7,623 sq ft lot
• Built 1949
• Listed 3 days

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1949; Pillar/post/pier foundation; Slab foundation
• Exterior features: Less than 0.5-acre lot; Directions: From Crockett St, north on Santa Fe, right on Witt, left on S Preston. Home is on left.

Interior

• Kitchen: Dishwasher; Electric oven; Gas cooktop
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Flooring: Luxury vinyl plank; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; One living area; One dining area; Nine total rooms
• Laundry & utility: Utility room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (0.4% below list).
• Recommended offer: $151k (0.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#1,280 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, amenities F, commute F.
• Wolfe City ISD (rural): math 45% / reading 47% proficiency, ranked #254 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wolfe City El (math 47% / reading 47%, grade D-, #1,006 of 4,322 statewide, top 25%, 347 students, 62% FRL).
• Market conditions: 66 active listings in the ZIP; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 11y 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: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,906 (0.4% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.00% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $460,201
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 W Warren St	0.52mi	3/3.0	2,048 (-10%)	16mo	$415,000	$203	43

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 3.09×
• Total profit: $88,815
• Equity at exit: $136,483

10-year hold

• IRR: 23.1%
• Equity multiple: 7.05×
• Total profit: $256,732
• Equity at exit: $294,331

Cash invested: $42,420 (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 75496

• Home prices YoY: 26.8%
• Active inventory: 66
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,509 medium
• Mortgage (P&I): −$794
• Tax from tax record: −$236 /mo · $2,837/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $98

Break-even live

Break-even rent $1,385

Max offer price $151,500

Occupancy floor 88%

Sensitivity live

Price	-10% $184	-5% $141	+0% $98	+5% $55	+10% $12
Rent	-10% $-21	-5% $39	+0% $98	+5% $158	+10% $217
Rate	-1.0pp $174	-0.5pp $137	base $98	+0.5pp $59	+1.0pp $19

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: $37,875
• Closing costs: $4,545
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-05-07
   status Pending
2. 2026-05-04
   historical Active Option Contract
3. 2026-05-04
   listed $151,500 Active
4. 2026-04-30
   historical
5. 2026-04-23
   historical Active Option Contract
6. 2026-02-21
   price $151,500
7. 2026-02-03
   price $152,500
8. 2026-01-03
   price $153,500
9. 2025-11-20
   price $154,900
10. 2025-11-06
    price $156,750
11. 2025-10-10
    price $159,000
12. 2025-09-18
    price $164,900
13. 2025-09-05
    price $168,900
14. 2025-08-18
    price $172,400
15. 2025-08-02
    listed $174,900 Active
16. 2016-11-03
    soldstatus Sold 387-char remark

    Show marketing remark (387 chars)

    1949 Charmer with glass doorknobs, Paneled Doors, Crown Molding, Gorgeous Wood Flooring throughout the Living, Dining and Bedrooms. Sits on a Large Corner Lot. A Kitchen where everyone will want to hang out is Oversized with Island and Breakfast Bar, Tons of Cabinet and Counter Space. Gas Oven just replaced last year. Spacious Bedrooms with Walk in Closets. This one is Priced to Sell!

17. 2016-11-02
    soldstatus
18. 2016-10-20
    status Pending 387-char remark

    Show marketing remark (387 chars)

    1949 Charmer with glass doorknobs, Paneled Doors, Crown Molding, Gorgeous Wood Flooring throughout the Living, Dining and Bedrooms. Sits on a Large Corner Lot. A Kitchen where everyone will want to hang out is Oversized with Island and Breakfast Bar, Tons of Cabinet and Counter Space. Gas Oven just replaced last year. Spacious Bedrooms with Walk in Closets. This one is Priced to Sell!

19. 2016-10-13
    historical Active Option Contract 387-char remark

    Show marketing remark (387 chars)

    1949 Charmer with glass doorknobs, Paneled Doors, Crown Molding, Gorgeous Wood Flooring throughout the Living, Dining and Bedrooms. Sits on a Large Corner Lot. A Kitchen where everyone will want to hang out is Oversized with Island and Breakfast Bar, Tons of Cabinet and Counter Space. Gas Oven just replaced last year. Spacious Bedrooms with Walk in Closets. This one is Priced to Sell!

20. 2016-09-21
    listed $60,000 Active 387-char remark

    Show marketing remark (387 chars)

    1949 Charmer with glass doorknobs, Paneled Doors, Crown Molding, Gorgeous Wood Flooring throughout the Living, Dining and Bedrooms. Sits on a Large Corner Lot. A Kitchen where everyone will want to hang out is Oversized with Island and Breakfast Bar, Tons of Cabinet and Counter Space. Gas Oven just replaced last year. Spacious Bedrooms with Walk in Closets. This one is Priced to Sell!

21. 2016-01-01
    historical
22. 2015-09-05
    status Active
23. 2015-09-02
    historical Active Option Contract
24. 2015-08-13
    listed $79,900 Active
25. 2004-10-12
    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: $2,837 · $236/mo
• Projected year-2 tax: $2,837 · $236/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,109
• − Mortgage interest: −$8,486
• − Property taxes: −$2,837
• − Insurance: −$758
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$4,407
• Taxable loss: −$1,276
• Est. tax savings @ 24.0%: +$306
• After-tax cash flow: $1,484/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: Wolfe City ISD
• NCES district ID: 4846350
• Math proficiency: 45% ▼ -2.00%
• Reading proficiency: 47% ▼ -3.00%
• Median HH income: $44,926
• Composite: 38.98/100
• National rank: #4074
• State rank: #254 of 826 in TX

Livability — Wolfe City

• Score: 57/100
• State rank: #1280
• US rank: #22142

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wolfe City, TX
• City population: 3,066
• Population (ZIP): 3,066

Population outlook (Hunt County) Hauer SSP2

• Today (2025): 97,090 people
• By 2030: 100,452 · +3.5%
• By 2040: 106,544 · +9.7%
• By 2050: 111,218 · +14.6%
• By 2075: 121,695 · +25.3%
• By 2100: 123,683 · +27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 13% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 3% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Hunt

• 2024 margin: Solid R (+55.5) · D 21.9% · R 77.4%
• 2008→2024 swing: -14.9pp toward R · 2008: -40.6pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+52.5 2016: R+56.3 2012: R+51.2 2008: R+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 61.17%
• Current HPI: 289.6633
• 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

+89.6% since first listed

25 events — show timeline

• 2026-05-07 Pending — NTREIS
• 2026-05-04 Contingent — NTREIS
• 2026-05-04 Listed $151,500 NTREIS
• 2026-04-30 Listing Removed — NTREIS
• 2026-04-23 Contingent — NTREIS
• 2026-02-21 Price Changed $151,500 NTREIS
• 2026-02-03 Price Changed $152,500 NTREIS
• 2026-01-03 Price Changed $153,500 NTREIS
• 2025-11-20 Price Changed $154,900 NTREIS
• 2025-11-06 Price Changed $156,750 NTREIS
• 2025-10-10 Price Changed $159,000 NTREIS
• 2025-09-18 Price Changed $164,900 NTREIS
• 2025-09-05 Price Changed $168,900 NTREIS
• 2025-08-18 Price Changed $172,400 NTREIS
• 2025-08-02 Listed $174,900 NTREIS
• 2016-11-03 Sold (MLS) — NTREIS
• 2016-11-02 Sold (Public Records) — Public Records
• 2016-10-20 Pending — NTREIS
• 2016-10-13 Contingent — NTREIS
• 2016-09-21 Listed $60,000 NTREIS
• 2016-01-01 Listing Removed — NTREIS
• 2015-09-05 Relisted — NTREIS
• 2015-09-02 Contingent — NTREIS
• 2015-08-13 Listed $79,900 NTREIS
• 2004-10-12 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,837 · +11.3% YoY. Source: county tax records.