105 Caddo · Naples, TX 75568

$37,500

3 bd · 1.0 ba · 1,175 sqft · SingleFamily public records · 44 Days on market

Built 1985 8,668 sqft lot $32/sqft · 66% below area

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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
• Appreciation +6.9/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Special in Naples Texas-Prime Rehab & Handyman Opportunity at 105 Caddo St. Calling all investors, flippers, landlords, and handyman buyers! 105 Caddo St. in Naples, Tx is a value-add opportunity with strong potential for renovation, rental income, or resale profit. This fixer-upper is ideal for buyers looking to build equity through cosmetic updates or a full rehab project. Located in a quiet East Texas community with small-town charm, this property offers excellent potential for a rental portfolio addition, affordable housing investment, or affordable flip opportunity. With increasing demand for affordable homes in Northeast Texas, this property is perfect for cash buyers, contractors, and real estate investors seeking their first project. Whether you're searching for an investment property in Naples Tx, a handyman special, distressed property, fixer-upper home, or rehab opportunity near Mt Pleasant and Texarkana, this property checks the boxes for value and upside potential. Bring Your vision and tranform this property into a profitable investment. Opportunities like this in Naples, Tx don't last long. Schedule your private showing! Seller to convey title via special warranty deed ( please assure this verbiage is in special provisions with any offer. ) Seller will pay title policy Seller is exempt from filling out a Seller's Disclosure Seller will not provide a survey. Seller will not turn on utilities

Key facts

• 8,668 sq ft lot
• Built 1985
• Listed 43 days

Property features AI

Finance

• Other: Listing status: Active; Possession at closing/funding; Listed with Texas Real Estate Executives
• Financial info: Listing accepts Cash and Conventional financing; Special listing condition: Real Estate Owned; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: No garage or covered parking (No Garage)
• Security: No smart home or security features listed
• Utilities: Electricity available; Sewer available; Other utility services listed; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Built in 1985; Not attached to other units
• Construction: Year built 1985
• Exterior features: Lot under 0.5 acre (about 0.199 acres); Subdivision: CONLY ADDN; Directions provided to property

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: No heating or cooling details provided
• Interior features: One-level layout; 8 total rooms; Living area approximately 1,175; General interior described as 'Other'
• Laundry & utility: No washer/dryer or utility equipment listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $36k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#986 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Pewitt CISD (rural): math 26% / reading 40% proficiency, ranked #583 of 826 in TX (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pewitt El (math 37% / reading 47%, grade F, #1,335 of 4,322 statewide, top 33%, 405 students, 78% FRL) — zoned schools average 78% FRL vs 59% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 47 active listings in the ZIP; 3 units permitted in Morris County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($259 loan paydown + $1k appreciation (3.8% local appreciation)).
• Morris County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $36,375 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 2.88% ✓
• Cap rate: 24.52%
• Cash-on-cash: 65.08%
• DSCR: 3.90
• GRM: 2.9

CMA / ARV

• ARV (median comp): $111,679
• List price: $37,500
• Delta: -66.42%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

3.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 70.6%
• Equity multiple: 5.03×
• Total profit: $42,330
• Equity at exit: $18,470

10-year hold

• IRR: 69.5%
• Equity multiple: 10.34×
• Total profit: $98,097
• Equity at exit: $29,783

Cash invested: $10,500 (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 75568

• Home prices YoY: 2.5%
• Active inventory: 47
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,080 medium
• Mortgage (P&I): −$197
• Tax from tax record: −$71 /mo · $853/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $569

Break-even live

Break-even rent $359

Max offer price $37,500

Occupancy floor 42%

Sensitivity live

Price	-10% $591	-5% $580	+0% $569	+5% $559	+10% $548
Rent	-10% $484	-5% $527	+0% $569	+5% $612	+10% $655
Rate	-1.0pp $588	-0.5pp $579	base $569	+0.5pp $560	+1.0pp $550

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: $9,375
• Closing costs: $1,125
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $37,500 Active 44 DOM
2. 2026-06-18
   days on market $37,500 Active 43 DOM
3. 2026-06-17
   days on market $37,500 Active 42 DOM
4. 2026-06-16
   days on market $37,500 Active 41 DOM
5. 2026-06-15
   days on market $37,500 Active 40 DOM
6. 2026-06-14
   days on market $37,500 Active 38 DOM
7. 2026-06-12
   days on market $37,500 Active 37 DOM
8. 2026-06-09
   days on market $37,500 Active 34 DOM
9. 2026-06-08
   days on market $37,500 Active 33 DOM
10. 2026-06-07
    days on market $37,500 Active 32 DOM
11. 2026-06-05
    days on market $37,500 Active 30 DOM
12. 2026-06-03
    days on market $37,500 Active 28 DOM
13. 2026-06-02
    days on market $37,500 Active 27 DOM
14. 2026-06-01
    days on market $37,500 Active 26 DOM
15. 2026-05-31
    days on market $37,500 Active 25 DOM
16. 2026-05-30
    days on market $37,500 Active 24 DOM
17. 2026-05-07
    listed $37,500 Active 1446-char remark

    Show marketing remark (1446 chars)

    Investor Special in Naples Texas-Prime Rehab & Handyman Opportunity at 105 Caddo St. Calling all investors, flippers, landlords, and handyman buyers! 105 Caddo St. in Naples, Tx is a value-add opportunity with strong potential for renovation, rental income, or resale profit. This fixer-upper is ideal for buyers looking to build equity through cosmetic updates or a full rehab project. Located in a quiet East Texas community with small-town charm, this property offers excellent potential for a rental portfolio addition, affordable housing investment, or affordable flip opportunity. With increasing demand for affordable homes in Northeast Texas, this property is perfect for cash buyers, contractors, and real estate investors seeking their first project. Whether you're searching for an investment property in Naples Tx, a handyman special, distressed property, fixer-upper home, or rehab opportunity near Mt Pleasant and Texarkana, this property checks the boxes for value and upside potential. Bring Your vision and tranform this property into a profitable investment. Opportunities like this in Naples, Tx don't last long. Schedule your private showing! Seller to convey title via special warranty deed ( please assure this verbiage is in special provisions with any offer. ) Seller will pay title policy Seller is exempt from filling out a Seller's Disclosure Seller will not provide a survey. Seller will not turn on utilities

18. 2026-05-06
    listed $37,500 Active 1467-char remark

    Show marketing remark (1446 chars)

    Investor Special in Naples Texas-Prime Rehab & Handyman Opportunity at 105 Caddo St. Calling all investors, flippers, landlords, and handyman buyers! 105 Caddo St. in Naples, Tx is a value-add opportunity with strong potential for renovation, rental income, or resale profit. This fixer-upper is ideal for buyers looking to build equity through cosmetic updates or a full rehab project. Located in a quiet East Texas community with small-town charm, this property offers excellent potential for a rental portfolio addition, affordable housing investment, or affordable flip opportunity. With increasing demand for affordable homes in Northeast Texas, this property is perfect for cash buyers, contractors, and real estate investors seeking their first project. Whether you're searching for an investment property in Naples Tx, a handyman special, distressed property, fixer-upper home, or rehab opportunity near Mt Pleasant and Texarkana, this property checks the boxes for value and upside potential. Bring Your vision and tranform this property into a profitable investment. Opportunities like this in Naples, Tx don't last long. Schedule your private showing! Seller to convey title via special warranty deed ( please assure this verbiage is in special provisions with any offer. ) Seller will pay title policy Seller is exempt from filling out a Seller's Disclosure Seller will not provide a survey. Seller will not turn on utilities

19. 2026-05-06
    listed $37,500 Active

    Show marketing remark (1446 chars)

    Investor Special in Naples Texas-Prime Rehab & Handyman Opportunity at 105 Caddo St. Calling all investors, flippers, landlords, and handyman buyers! 105 Caddo St. in Naples, Tx is a value-add opportunity with strong potential for renovation, rental income, or resale profit. This fixer-upper is ideal for buyers looking to build equity through cosmetic updates or a full rehab project. Located in a quiet East Texas community with small-town charm, this property offers excellent potential for a rental portfolio addition, affordable housing investment, or affordable flip opportunity. With increasing demand for affordable homes in Northeast Texas, this property is perfect for cash buyers, contractors, and real estate investors seeking their first project. Whether you're searching for an investment property in Naples Tx, a handyman special, distressed property, fixer-upper home, or rehab opportunity near Mt Pleasant and Texarkana, this property checks the boxes for value and upside potential. Bring Your vision and tranform this property into a profitable investment. Opportunities like this in Naples, Tx don't last long. Schedule your private showing! Seller to convey title via special warranty deed ( please assure this verbiage is in special provisions with any offer. ) Seller will pay title policy Seller is exempt from filling out a Seller's Disclosure Seller will not provide a survey. Seller will not turn on utilities

20. 2025-06-02
    historical
21. 2024-10-23
    listed $35,000 Active
22. 1994-12-05
    soldstatus
23. 1994-08-15
    soldstatus
24. 1989-08-10
    soldstatus
25. 1989-07-07
    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: $853 · $71/mo
• Projected year-2 tax: $853 · $71/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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°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: $12,955
• − Mortgage interest: −$2,101
• − Property taxes: −$853
• − Insurance: −$188
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$1,091
• Taxable income: $6,650
• Est. tax owed @ 24.0%: −$1,596
• After-tax cash flow: $5,238/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: Pewitt CISD
• NCES district ID: 4834800
• Math proficiency: 26% ▼ -3.00%
• Reading proficiency: 40% ▲ 2.00%
• Median HH income: $35,909
• Composite: 27.29/100
• National rank: #7005
• State rank: #583 of 826 in TX

Livability — Naples

• Score: 61/100
• State rank: #986
• US rank: #17571

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Naples, TX
• Population (ZIP): 2,271

Population outlook (Morris County) Hauer SSP2

• Today (2025): 11,628 people
• By 2030: 11,126 · -4.3%
• By 2040: 10,181 · -12.4%
• By 2050: 9,408 · -19.1%
• By 2075: 8,268 · -28.9%
• By 2100: 7,463 · -35.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 14% Hispanic / Latino 5% Two or more races 4% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 5% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Morris

• 2024 margin: Solid R (+51.2) · D 24.1% · R 75.3%
• 2008→2024 swing: -30.2pp toward R · 2008: -21.0pp · 2024: -51.2pp
• All cycles: 2024: R+51.2 2020: R+39.4 2016: R+40.6 2012: R+26.7 2008: R+21.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.75%
• Current HPI: 151.7508
• 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

+7.1% since first listed

9 events — show timeline

• 2026-05-07 Listed $37,500 GTAR
• 2026-05-06 Listed $37,500 LAAR
• 2026-05-06 Listed $37,500 NTREIS
• 2025-06-02 Listing Removed — HARMLS
• 2024-10-23 Listed $35,000 HARMLS
• 1994-12-05 Sold (Public Records) — Public Records
• 1994-08-15 Sold (Public Records) — Public Records
• 1989-08-10 Sold (Public Records) — Public Records
• 1989-07-07 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $853 · -0.9% YoY. Source: county tax records.