2475 County Road 4260 · Ivanhoe, TX 75979

$175,000

3 bd · 2.0 ba · 1,469 sqft · SingleFamily public records · 90 Days on market

Built 1967 0.59 ac lot $119/sqft · 33% below area Est $261k · 33% under ↓ 5% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +10.2/30.0
• Appreciation +10.0/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 3 bedroom, 2 bath starter home offering comfort, space, and endless potential! This classic brick home sits on over 0.5 acres of unrestricted land, giving you the freedom to truly make it your own. Inside, you'll find a functional layout with a spacious living area with a wood burning fireplace, an indoor utility room, and a walk-in pantry providing ample storage. The bright sun porch is perfect for relaxing with your morning coffee or enjoying views of the expansive backyard. Step outside to a large, fully fenced yard—ideal for pets, gardening, or entertaining. A 2-car garage adds convenience and additional storage space. With room to grow and no restrictions, this property is a fantastic opportunity for first-time buyers, investors, or anyone looking for country-style living with modern conveniences. Don't miss your chance to own this versatile property!

Key facts

• Ample open space
• Private setting
• Screened in patio

Tags

• PRIVATE SETTING
• AMPLE OPEN SPACE
• WOOD-BURNING FIREPLACE
• SCREENED IN PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (19.7% below list).
• Recommended offer: $141k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.5% in Ivanhoe — 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 62/100 on livability (#924 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D, amenities F, commute F.
• Woodville ISD (town): math 34% / reading 34% proficiency, ranked #563 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 215 active listings in the ZIP; 5 units permitted in Tyler County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Tyler County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,578 (19.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.80% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.42%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $260,629
• List price: $175,000
• Delta: -32.85%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.6%
• Equity multiple: 2.82×
• Total profit: $89,047
• Equity at exit: $157,654

10-year hold

• IRR: 20.2%
• Equity multiple: 6.45×
• Total profit: $267,213
• Equity at exit: $339,987

Cash invested: $49,000 (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 75979

• Home prices YoY: 20.6%
• Active inventory: 215
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,406 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$219 /mo · $2,623/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $-99

Break-even live

Break-even rent $1,531

Max offer price $157,572

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $175,000 Active 90 DOM
2. 2026-06-17
   days on market $175,000 Active 89 DOM
3. 2026-06-16
   days on market $175,000 Active 88 DOM
4. 2026-06-15
   days on market $175,000 Active 87 DOM
5. 2026-06-14
   days on market $175,000 Active 85 DOM
6. 2026-06-10
   days on market $175,000 Active 82 DOM
7. 2026-06-09
   days on market $175,000 Active 81 DOM
8. 2026-06-08
   days on market $175,000 Active 80 DOM
9. 2026-06-07
   days on market $175,000 Active 79 DOM
10. 2026-06-03
    days on market $175,000 Active 75 DOM
11. 2026-06-02
    days on market $175,000 Active 74 DOM
12. 2026-06-01
    days on market $175,000 Active 73 DOM
13. 2026-05-31
    days on market $175,000 Active 72 DOM
14. 2026-05-31
    days on market $175,000 Active 71 DOM
15. 2026-05-14
    price $175,000 883-char remark

    Show marketing remark (895 chars)

    Charming 3 bedroom, 2 bath starter home offering comfort, space, and endless potential! This classic brick home sits on over 0.5 acres of unrestricted land, giving you the freedom to truly make it your own. Inside, you’ll find a functional layout with a spacious living area with a wood burning fireplace, an indoor utility room, and a walk-in pantry providing ample storage. The bright sun porch is perfect for relaxing with your morning coffee or enjoying views of the expansive backyard. Step outside to a large, fully fenced yard—ideal for pets, gardening, or entertaining. A 2-car garage adds convenience and additional storage space. With room to grow and no restrictions, this property is a fantastic opportunity for first-time buyers, investors, or anyone looking for country-style living with modern conveniences. Don’t miss your chance to own this versatile property!

16. 2026-05-14
    price $175,000 895-char remark

    Show marketing remark (895 chars)

    Charming 3 bedroom, 2 bath starter home offering comfort, space, and endless potential! This classic brick home sits on over 0.5 acres of unrestricted land, giving you the freedom to truly make it your own. Inside, you’ll find a functional layout with a spacious living area with a wood burning fireplace, an indoor utility room, and a walk-in pantry providing ample storage. The bright sun porch is perfect for relaxing with your morning coffee or enjoying views of the expansive backyard. Step outside to a large, fully fenced yard—ideal for pets, gardening, or entertaining. A 2-car garage adds convenience and additional storage space. With room to grow and no restrictions, this property is a fantastic opportunity for first-time buyers, investors, or anyone looking for country-style living with modern conveniences. Don’t miss your chance to own this versatile property!

17. 2026-05-14
    price $175,000

    Show marketing remark (895 chars)

    Charming 3 bedroom, 2 bath starter home offering comfort, space, and endless potential! This classic brick home sits on over 0.5 acres of unrestricted land, giving you the freedom to truly make it your own. Inside, you’ll find a functional layout with a spacious living area with a wood burning fireplace, an indoor utility room, and a walk-in pantry providing ample storage. The bright sun porch is perfect for relaxing with your morning coffee or enjoying views of the expansive backyard. Step outside to a large, fully fenced yard—ideal for pets, gardening, or entertaining. A 2-car garage adds convenience and additional storage space. With room to grow and no restrictions, this property is a fantastic opportunity for first-time buyers, investors, or anyone looking for country-style living with modern conveniences. Don’t miss your chance to own this versatile property!

18. 2026-03-29
    listed $180,000 Active 883-char remark

    Show marketing remark (883 chars)

    Charming 3 bedroom, 2 bath starter home offering comfort, space, and endless potential! This classic brick home sits on over 0.5 acres of unrestricted land, giving you the freedom to truly make it your own. Inside, you'll find a functional layout with a spacious living area with a wood burning fireplace, an indoor utility room, and a walk-in pantry providing ample storage. The bright sun porch is perfect for relaxing with your morning coffee or enjoying views of the expansive backyard. Step outside to a large, fully fenced yard—ideal for pets, gardening, or entertaining. A 2-car garage adds convenience and additional storage space. With room to grow and no restrictions, this property is a fantastic opportunity for first-time buyers, investors, or anyone looking for country-style living with modern conveniences. Don't miss your chance to own this versatile property!

19. 2026-03-28
    listed $180,000 Active 895-char remark

    Show marketing remark (895 chars)

    Charming 3 bedroom, 2 bath starter home offering comfort, space, and endless potential! This classic brick home sits on over 0.5 acres of unrestricted land, giving you the freedom to truly make it your own. Inside, you’ll find a functional layout with a spacious living area with a wood burning fireplace, an indoor utility room, and a walk-in pantry providing ample storage. The bright sun porch is perfect for relaxing with your morning coffee or enjoying views of the expansive backyard. Step outside to a large, fully fenced yard—ideal for pets, gardening, or entertaining. A 2-car garage adds convenience and additional storage space. With room to grow and no restrictions, this property is a fantastic opportunity for first-time buyers, investors, or anyone looking for country-style living with modern conveniences. Don’t miss your chance to own this versatile property!

20. 2026-03-27
    listed $180,000 Active
21. 2026-03-20
    listed $175,000 Active
22. 2026-03-17
    historical
23. 2026-02-10
    price $175,000
24. 2025-12-17
    listed $185,000 Active
25. 2000-03-20
    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: $2,623 · $219/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$579/yr (+$48/mo · 22.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $16,869
• − Mortgage interest: −$9,803
• − Property taxes: −$2,623
• − Insurance: −$875
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$5,091
• Taxable loss: −$4,221
• Est. tax savings @ 24.0%: +$1,013
• After-tax cash flow: $-171/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: Woodville ISD
• NCES district ID: 4846440
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 34% ▼ -3.00%
• Median HH income: $36,581
• Composite: 28.24/100
• National rank: #6800
• State rank: #563 of 826 in TX

Livability — Ivanhoe

• Score: 62/100
• State rank: #924
• US rank: #16451

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

• County: Tyler County · 11,273 people
• Metro: nan
• Population (ZIP): 11,273
• Household income: $51,594
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 117.0

Population outlook (Tyler County) Hauer SSP2

• Today (2025): 20,375 people
• By 2030: 20,036 · -1.7%
• By 2040: 19,150 · -6.0%
• By 2050: 18,017 · -11.6%
• By 2075: 15,300 · -24.9%
• By 2100: 11,702 · -42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 17% Hispanic / Latino 12% Two or more races 7%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 9%

Political lean MEDSL · Tyler

• 2024 margin: Solid R (+73.5) · D 13.0% · R 86.5%
• 2008→2024 swing: -29.5pp toward R · 2008: -44.0pp · 2024: -73.5pp
• All cycles: 2024: R+73.5 2020: R+70.3 2016: R+67.2 2012: R+55.5 2008: R+44.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 30.40%
• Current HPI: 178.2196
• Rent YoY: —
• Metro: nan
• 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

-5.4% since first listed

11 events — show timeline

• 2026-05-14 Price Changed $175,000 Deep East Texas MLS
• 2026-05-14 Price Changed $175,000 BBOR
• 2026-05-14 Price Changed $175,000 HARMLS
• 2026-03-29 Listed $180,000 Deep East Texas MLS
• 2026-03-28 Listed $180,000 BBOR
• 2026-03-27 Listed $180,000 HARMLS
• 2026-03-20 Listed $175,000 NTREIS
• 2026-03-17 Listing Removed — NTREIS
• 2026-02-10 Price Changed $175,000 NTREIS
• 2025-12-17 Listed $185,000 NTREIS
• 2000-03-20 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $2,623 · -1.2% YoY. Source: county tax records.