312 Temple · Woodville, TX 75979

$125,900

3 bd · 1.5 ba · 1,087 sqft · SingleFamily public records · 90 Days on market

Built 1978 0.26 ac lot $116/sqft · 8% below area Est $136k · 8% 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 +22.3/30.0
• ARV discount +10.9/15.0
• Appreciation +10.0/10.0
• DSCR +7.2/10.0
• 1% rule +5.8/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 3BR/1.5BA frame home located inside the city limits of Woodville, TX, conveniently close to shopping, dining, medical facilities, and everyday amenities. This recently remodeled home offers a warm and welcoming feel from the moment you enter. Features include a spacious backyard, 1-car garage, and additional storage room off the garage. Ideal for a first-time buyer or growing family looking for comfort and convenience in town. Move-in-Ready!

Key facts

• Spacious backyard
• Recently remodeled
• 0.26 acre lot

Tags

• SPACIOUS BACKYARD
• RECENTLY REMODELED
• CONVENIENTLY CLOSE TO SHOPPING
• CONVENIENTLY CLOSE TO DINING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $126k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.8% in Woodville — 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 64/100 on livability (#741 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing 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 32% 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 $13k of equity ($870 loan paydown + $13k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k 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 ($118k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $22k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,346 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.08% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.10%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (median comp): $136,312
• List price: $125,900
• Delta: -7.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 N Reid St	0.46mi	3/1.0	1,112 (+2%)	5mo	$99,500	$89	69
1410 W Pavillion St	0.37mi	2/1.0 (-1)	1,016 (-6%)	4mo	$77,000	$76	62
100 Ashley St	0.68mi	3/2.0	1,132 (+4%)	3mo	$180,000	$159	57
511 W Dogwood	0.30mi	3/1.0	1,003 (-8%)	17mo	$65,000	$65	57
407 W Live Oak St	0.52mi	2/1.0 (-1)	1,086 (-0%)	22mo	$147,500	$136	50

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: 29.4%
• Equity multiple: 3.32×
• Total profit: $81,868
• Equity at exit: $113,421

10-year hold

• IRR: 25.6%
• Equity multiple: 7.54×
• Total profit: $230,687
• Equity at exit: $244,596

Cash invested: $35,252 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,365 medium
• Mortgage (P&I): −$660
• Tax from tax record: −$157 /mo · $1,886/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $209

Break-even live

Break-even rent $1,101

Max offer price $125,900

Occupancy floor 80%

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: $31,475
• Closing costs: $3,777
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-07
   days on market $125,900 Pending 90 DOM
2. 2026-06-03
   days on market $125,900 Pending 86 DOM
3. 2026-06-02
   days on market $125,900 Pending 85 DOM
4. 2026-06-01
   days on market $125,900 Pending 84 DOM
5. 2026-05-31
   days on market $125,900 Pending 83 DOM
6. 2026-05-31
   statusdays on market $125,900 Pending 82 DOM
7. 2026-04-21
   price $125,900 454-char remark

   Show marketing remark (454 chars)

   Charming 3BR/1.5BA frame home located inside the city limits of Woodville, TX, conveniently close to shopping, dining, medical facilities, and everyday amenities. This recently remodeled home offers a warm and welcoming feel from the moment you enter. Features include a spacious backyard, 1-car garage, and additional storage room off the garage. Ideal for a first-time buyer or growing family looking for comfort and convenience in town. Move-in-Ready!

8. 2026-04-21
   price $125,900 454-char remark

   Show marketing remark (454 chars)

   Charming 3BR/1.5BA frame home located inside the city limits of Woodville, TX, conveniently close to shopping, dining, medical facilities, and everyday amenities. This recently remodeled home offers a warm and welcoming feel from the moment you enter. Features include a spacious backyard, 1-car garage, and additional storage room off the garage. Ideal for a first-time buyer or growing family looking for comfort and convenience in town. Move-in-Ready!

9. 2026-04-21
   price $125,900

   Show marketing remark (454 chars)

   Charming 3BR/1.5BA frame home located inside the city limits of Woodville, TX, conveniently close to shopping, dining, medical facilities, and everyday amenities. This recently remodeled home offers a warm and welcoming feel from the moment you enter. Features include a spacious backyard, 1-car garage, and additional storage room off the garage. Ideal for a first-time buyer or growing family looking for comfort and convenience in town. Move-in-Ready!

10. 2026-03-09
    listed $147,500 Active 454-char remark

    Show marketing remark (454 chars)

    Charming 3BR/1.5BA frame home located inside the city limits of Woodville, TX, conveniently close to shopping, dining, medical facilities, and everyday amenities. This recently remodeled home offers a warm and welcoming feel from the moment you enter. Features include a spacious backyard, 1-car garage, and additional storage room off the garage. Ideal for a first-time buyer or growing family looking for comfort and convenience in town. Move-in-Ready!

11. 2026-03-09
    listed $147,500 Active 454-char remark

    Show marketing remark (454 chars)

    Charming 3BR/1.5BA frame home located inside the city limits of Woodville, TX, conveniently close to shopping, dining, medical facilities, and everyday amenities. This recently remodeled home offers a warm and welcoming feel from the moment you enter. Features include a spacious backyard, 1-car garage, and additional storage room off the garage. Ideal for a first-time buyer or growing family looking for comfort and convenience in town. Move-in-Ready!

12. 2026-03-09
    listed $147,500 Active

    Show marketing remark (454 chars)

    Charming 3BR/1.5BA frame home located inside the city limits of Woodville, TX, conveniently close to shopping, dining, medical facilities, and everyday amenities. This recently remodeled home offers a warm and welcoming feel from the moment you enter. Features include a spacious backyard, 1-car garage, and additional storage room off the garage. Ideal for a first-time buyer or growing family looking for comfort and convenience in town. Move-in-Ready!

13. 2026-03-08
    historical
14. 2026-01-09
    price $147,500
15. 2025-11-10
    price $162,500
16. 2025-11-10
    price $162,500
17. 2025-06-18
    listed $167,500 Active
18. 2025-06-17
    listed $162,500 Active
19. 2025-06-17
    listed $167,500 Active
20. 2022-08-11
    soldstatus
21. 2022-08-11
    soldstatus
22. 2022-05-02
    soldstatus
23. 2003-02-06
    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: $1,886 · $157/mo
• Projected year-2 tax: $2,304 · $192/mo
• Expected delta: +$418/yr (+$35/mo · 22.2%)

ⓘ 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 8/10 Severe 7 d/yr ≥112°F today · 25 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: $16,380
• − Mortgage interest: −$7,052
• − Property taxes: −$1,886
• − Insurance: −$630
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$3,663
• Taxable income: $529
• Est. tax owed @ 24.0%: −$127
• After-tax cash flow: $2,375/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 — Woodville

• Score: 64/100
• State rank: #741
• US rank: #13727

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodville, TX
• County: Tyler County · 11,273 people
• City population: 11,273
• 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

-22.5% since first listed

17 events — show timeline

• 2026-04-21 Price Changed $125,900 Deep East Texas MLS
• 2026-04-21 Price Changed $125,900 BBOR
• 2026-04-21 Price Changed $125,900 HARMLS
• 2026-03-09 Listed $147,500 Deep East Texas MLS
• 2026-03-09 Listed $147,500 BBOR
• 2026-03-09 Listed $147,500 HARMLS
• 2026-03-08 Listing Removed — HARMLS
• 2026-01-09 Price Changed $147,500 HARMLS
• 2025-11-10 Price Changed $162,500 BBOR
• 2025-11-10 Price Changed $162,500 HARMLS
• 2025-06-18 Listed $167,500 BBOR
• 2025-06-17 Listed $167,500 HARMLS
• 2025-06-17 Listed $162,500 Deep East Texas MLS
• 2022-08-11 Sold (Public Records) — Public Records
• 2022-08-11 Sold (Public Records) — Public Records
• 2022-05-02 Sold (Public Records) — Public Records
• 2003-02-06 Sold (Public Records) — Public Records

Property tax history

+8.7%/yr

Latest (2025): $1,886 · -1.5% YoY. Source: county tax records.