209 Highland St · Yoakum, TX 77995

$82,500

3 bd · 1.0 ba · 974 sqft · SingleFamily public records · 182 Days on market

Built 1955 Fair condition 8,698 sqft lot 1-car garage $85/sqft · 33% below area Est $123k · 33% under

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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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +8.1/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Older home on corner lot. Quiet neighborhood. 3 bedrooms, 1 bath, kitchen with stove included, ceiling fans, window ac, storage building, fenced yard.

Key facts

• Kitchen with stove
• Fenced yard
• Ceiling fans

Tags

• CORNER LOT
• QUIET NEIGHBORHOOD
• KITCHEN WITH STOVE
• CEILING FANS
• STORAGE BUILDING
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $82k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.5% in Yoakum — 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 68/100 on livability (#494 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Yoakum ISD (town): math 48% / reading 42% proficiency, ranked #278 of 826 in TX (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Yoakum Int (math 54% / reading 43%, grade D, #950 of 4,322 statewide, top 22%, 307 students, 80% FRL); Yoakum J H (math 44% / reading 42%, grade D-, #540 of 1,662 statewide, top 33%, 322 students, 72% FRL); Yoakum H S (math 47% / reading 37%, grade F, #730 of 1,632 statewide, top 47%, 482 students, 70% FRL).
• Market conditions: 178 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 9 units permitted in Lavaca County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $570 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lavaca County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $82k implies a 230% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — 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: 1.31% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.79%
• DSCR: 1.57
• GRM: 6.4

CMA / ARV

• ARV (median comp): $122,540
• List price: $82,500
• Delta: -32.67%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 County Road 400	0.57mi	2/2.0 (-1)	960 (-1%)	0mo	$160,000	$167	62
201 Maple St	0.26mi	3/1.0	1,156 (+19%)	13mo	$50,000	$43	52
418 Clark St	0.54mi	2/1.0 (-1)	1,054 (+8%)	9mo	$113,500	$108	48
701 W May St	1.32mi	2/1.0 (-1)	1,052 (+8%)	7mo	$62,500	$59	41
207 Garrett St	0.75mi	3/2.0	900 (-8%)	10mo	$132,000	$147	40
317 Aubrey St	0.87mi	3/2.0	1,144 (+18%)	12mo	$125,000	$109	26
211 E Hugo St	0.73mi	3/2.0	1,192 (+22%)	24mo	$184,000	$154	17

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

Projected returns pro-forma

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

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $2,344
• Equity at exit: $12,301

10-year hold

• IRR: 12.2%
• Equity multiple: 1.97×
• Total profit: $22,378
• Equity at exit: $7,133

Cash invested: $23,100 (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 →

Active competition Active MLS

• For sale now: 9 active · 3 under contract
• Median asking: $99,000 ($98/sqft)
• Median days on market: 129 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +28.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77995

• Home prices YoY: -20.5%
• Active inventory: 178
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,077 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$137 /mo · $1,650/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $246

Break-even live

Break-even rent $765

Max offer price $82,500

Occupancy floor 72%

Sensitivity live

Price	-10% $293	-5% $269	+0% $246	+5% $223	+10% $199
Rent	-10% $161	-5% $204	+0% $246	+5% $289	+10% $331
Rate	-1.0pp $288	-0.5pp $267	base $246	+0.5pp $225	+1.0pp $203

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: $20,625
• Closing costs: $2,475
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 Matthew St Yoakum, TX	2.0	2.0	1000	$1,150	$1.15	0d	1	1.27mi
716 West St Apt 8 Yoakum, TX	2.0	2.0	750	$975	$1.30	0d	1	1.40mi

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Electricity availablePublic waterPublic sewerPublic trash collection
• Home design: Single-storyResale property
• Construction: Asbestos construction materialComposition/shingle roofPillar/post/pier foundationBuilt year per assessor
• Exterior features: Covered porchPorchOutbuildingChain link fencingCorner lotCity lotMature treesLess than quarter acre

Interior

• Kitchen: Gas rangeCooktop
• Bedrooms: All bedrooms located downstairs / on the main level
• Flooring: LinoleumWood
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window cooling units
• Interior features: All bedrooms on the main levelCeiling fan(s)Eat-in kitchen / kitchen-dining comboPrimary bedroom on main levelTub with shower
• Laundry & utility: Gas dryer hookup in garageGas water heaterSome gas appliances

Listing history 50 events

1. 2026-10-10
   days on market $82,500 Active 182 DOM
2. 2026-10-09
   days on market $82,500 Active 181 DOM
3. 2026-10-08
   days on market $82,500 Active 180 DOM
4. 2026-10-07
   days on market $82,500 Active 179 DOM
5. 2026-10-07
   price $82,500 Active 178 DOM
6. 2026-10-06
   days on market $92,000 Active 178 DOM
7. 2026-10-05
   days on market $92,000 Active 177 DOM
8. 2026-10-04
   days on market $92,000 Active 176 DOM
9. 2026-10-04
   days on market $92,000 Active 175 DOM
10. 2026-10-02
    days on market $92,000 Active 174 DOM
11. 2026-10-01
    days on market $92,000 Active 173 DOM
12. 2026-09-30
    days on market $92,000 Active 172 DOM
13. 2026-09-29
    days on market $92,000 Active 171 DOM
14. 2026-09-28
    days on market $92,000 Active 170 DOM
15. 2026-09-27
    days on market $92,000 Active 169 DOM
16. 2026-09-26
    days on market $92,000 Active 168 DOM
17. 2026-09-25
    days on market $92,000 Active 167 DOM
18. 2026-09-24
    days on market $92,000 Active 166 DOM
19. 2026-09-23
    days on market $92,000 Active 165 DOM
20. 2026-09-20
    days on market $92,000 Active 162 DOM
21. 2026-09-19
    days on market $92,000 Active 160 DOM
22. 2026-09-17
    days on market $92,000 Active 159 DOM
23. 2026-09-17
    days on market $92,000 Active 158 DOM
24. 2026-09-16
    days on market $92,000 Active 157 DOM
25. 2026-09-14
    days on market $92,000 Active 156 DOM
26. 2026-09-13
    days on market $92,000 Active 155 DOM
27. 2026-09-12
    days on market $92,000 Active 154 DOM
28. 2026-09-11
    days on market $92,000 Active 153 DOM
29. 2026-09-05
    days on market $92,000 Active 147 DOM
30. 2026-09-04
    days on market $92,000 Active 146 DOM
31. 2026-09-03
    days on market $92,000 Active 145 DOM
32. 2026-09-02
    days on market $92,000 Active 144 DOM
33. 2026-08-29
    days on market $92,000 Active 140 DOM
34. 2026-08-28
    days on market $92,000 Active 139 DOM
35. 2026-08-27
    days on market $92,000 Active 138 DOM
36. 2026-08-26
    days on market $92,000 Active 137 DOM
37. 2026-08-25
    days on market $92,000 Active 136 DOM
38. 2026-08-24
    days on market $92,000 Active 135 DOM
39. 2026-08-23
    days on market $92,000 Active 134 DOM
40. 2026-08-22
    days on market $92,000 Active 133 DOM
41. 2026-08-21
    days on market $92,000 Active 132 DOM
42. 2026-08-20
    days on market $92,000 Active 131 DOM
43. 2026-08-19
    days on market $92,000 Active 130 DOM
44. 2026-08-18
    days on market $92,000 Active 129 DOM
45. 2026-08-17
    days on market $92,000 Active 128 DOM
46. 2026-08-16
    days on market $92,000 Active 127 DOM
47. 2026-08-15
    days on market $92,000 Active 126 DOM
48. 2026-08-14
    days on market $92,000 Active 125 DOM
49. 2026-08-13
    days on market $92,000 Active 124 DOM
50. 2026-08-12
    days on market $92,000 Active 123 DOM

ⓘ 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: $1,650 · $137/mo
• Projected year-2 tax: $1,650 · $137/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 19 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: $12,921
• − Mortgage interest: −$4,621
• − Property taxes: −$1,650
• − Insurance: −$412
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$2,400
• Taxable income: $1,770
• Est. tax owed @ 24.0%: −$425
• After-tax cash flow: $2,529/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $24,350–$43,830 screening

This home requires extensive repairs and maintenance, including a new roof, exterior painting, kitchen flooring, HVAC replacement, and landscaping. These updates will significantly increase its resale and rental value.

Components & finishes AI

Flooring tile

Repairs flagged

• Major roof — The independent satellite image shows visible damage and potential leaks.
• Major exterior paint — The listing photo shows peeling paint.
• Major kitchen flooring — The listing photo shows worn-out linoleum flooring.
• Major interior paint — The listing photo shows peeling paint.
• Major HVAC — The listing photo shows a window air conditioner, which may need to be replaced.
• Major landscaping — The listing photo shows overgrown landscaping.

Value-add opportunities

• Both roof replacement — A new roof will improve the home's appearance and increase its value. ↑
• Both exterior painting — New paint will improve the home's appearance and increase its value. ↑
• Both kitchen flooring — New flooring will improve the home's appearance and increase its value. ↑
• Both HVAC replacement — A new HVAC system will improve the home's comfort and increase its value. ↑
• Both landscaping — A well-maintained landscape will improve the home's curb appeal and increase its value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Yoakum Annex Middle Yoakum J H D- TX #540/1,662 Nat'l #5,160/14,009 High Yoakum H S F TX #730/1,632 Nat'l #7,572/17,239

Schools (NCES district)

• District: Yoakum ISD
• NCES district ID: 4846620
• Math proficiency: 48% ▲ 6.00%
• Reading proficiency: 42% ▲ 5.00%
• Median HH income: $41,854
• Composite: 37.9/100
• National rank: #4315
• State rank: #278 of 826 in TX

C Composite livability gradescore 68/100

Livability — Yoakum

• Score: 68/100
• State rank: #494
• US rank: #9889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yoakum, TX
• County: DeWitt · 21,154 people
• Population (ZIP): 10,244
• Household income: $53,129
• Rent vs Own: 29.7% rent · 70.3% own
• Severe rent burden: 8% of renters

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Population outlook (Lavaca County) Hauer SSP2

• Today (2025): 21,154 people
• By 2030: 21,961 · +3.8%
• By 2040: 23,800 · +12.5%
• By 2050: 25,908 · +22.5%
• By 2075: 32,118 · +51.8%
• By 2100: 35,273 · +66.7%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 54% Hispanic / Latino 37% Two or more races 14% Black 5%
• Hispanic origin (detail): Mexican 33%
• Languages at home: 80% English-only · Spanish 18% Vietnamese 1% Russian/Polish/Slavic 1%

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Political lean MEDSL · Lavaca

• 2024 margin: Solid R (+76.1) · D 11.8% · R 87.9%
• 2008→2024 swing: -22.3pp toward R · 2008: -53.8pp · 2024: -76.1pp
• All cycles: 2024: R+76.1 2020: R+73.3 2016: R+71.5 2012: R+64.8 2008: R+53.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.35%
• Current HPI: 179.2583
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Electricity availablePublic waterPublic sewerPublic trash collection
• Home design: Single-storyResale property
• Construction: Asbestos construction materialComposition/shingle roofPillar/post/pier foundationBuilt year per assessor
• Exterior features: Covered porchPorchOutbuildingChain link fencingCorner lotCity lotMature treesLess than quarter acre

Interior

• Kitchen: Gas rangeCooktop
• Bedrooms: All bedrooms located downstairs / on the main level
• Flooring: LinoleumWood
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window cooling units
• Interior features: All bedrooms on the main levelCeiling fan(s)Eat-in kitchen / kitchen-dining comboPrimary bedroom on main levelTub with shower
• Laundry & utility: Gas dryer hookup in garageGas water heaterSome gas appliances

Price history

+268.0% since first listed

2 events — show timeline

• 2026-04-10 Listed $92,000 CTXMLS
• 1995-05-31 Sold (Public Records) $25,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,650 · +3.7% YoY. Source: county tax records.