174 Kickapoo · Quitman, TX 75783

$67,500

3 bd · 2.0 ba · 1,216 sqft · SingleFamily public records · 48 Days on market

Built 2003 4,879 sqft lot $56/sqft · 54% below area $52/mo HOA · 4% of rent ↓ 36% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lake Fork living in the gated community of Holiday Village with short-term rental potential! This 3-bedroom, 2 bath home features a split floor plan and open-concept living, kitchen, and dining is perfect for weekend getaways, full-time living, or investment use. Enjoy a covered porch with wheelchair ramp for easy access and a fenced yard ideal for pets or privacy. Situated on a small, low-maintenance lot so you can spend more time enjoying the lake. Holiday Village offers great amenities including a private boat ramp to Lake Fork, fishing pier, swimming pool, clubhouse, and playground. Located near world-famous bass fishing, this property is a great opportunity for short- or long-term rental or affordable lake living. Don’t miss your chance to own in one of Lake Fork’s most popular gated communities!

Key facts

• Gated community
• Covered porch
• Fishing pier

Tags

• GATED COMMUNITY
• SHORT TERM RENTAL POTENTIAL
• COVERED PORCH
• FENCED YARD
• PRIVATE BOAT RAMP
• FISHING PIER

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage indicated; For sale (cash terms listed)
• HOA & community: Mandatory association; Monthly fee of $52 covering grounds maintenance; HOA managed by HV of Fork Owners Association

Exterior

• Parking: Gravel parking
• Utilities: Co-op electric; Electricity connected; Individual water meter; Sewer tap fee paid; Outside city limits
• Home design: Mobile home; Single-story; Accessible approach with ramp; Residential property
• Construction: Built in 2003; Aluminum siding; Metal roof
• Exterior features: Chain link and metal fencing; Boat access nearby (Fork); Community boat ramp, dock and pool; Clubhouse and playground; Gated community

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Open floorplan; Eat-in kitchen; One living area; One dining area; 4 total rooms
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $684 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.5% vs local median 4.2% in Quitman — 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 76/100 on livability (#106 in TX, #3,504 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Quitman ISD (town): math 36% / reading 47% proficiency, ranked #381 of 826 in TX (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Quitman El (math 40% / reading 43%, grade F, #1,437 of 4,322 statewide, top 34%, 581 students, 64% FRL).
• Market conditions: 200 active listings in the ZIP; 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $467 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 7 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,475 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.19% ✓
• Cap rate: 18.45%
• Cash-on-cash: 43.42%
• DSCR: 2.93
• GRM: 3.8

CMA / ARV

• ARV (median comp): $146,641
• List price: $67,500
• Delta: -53.97%
• 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
269 Apache	0.08mi	2/2.0 (-1)	1,326 (+9%)	2mo	$200,000	$151	75
342 Whitedove	0.17mi	3/2.0	1,248 (+3%)	18mo	$50,000	$40	73
167 Shawnee	0.65mi	3/2.0	1,232 (+1%)	8mo	$269,900	$219	61
408 Whitefoot	0.25mi	2/2.0 (-1)	1,350 (+11%)	6mo	$244,900	$181	60
434 Geronimo	0.28mi	2/2.0 (-1)	1,368 (+12%)	2mo	$120,000	$88	59
399 Cheyenne	0.37mi	3/2.0	1,120 (-8%)	14mo	$89,900	$80	58
179 Wichita	0.72mi	2/2.0 (-1)	1,100 (-10%)	10mo	$275,000	$250	38

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: 40.3%
• Equity multiple: 2.73×
• Total profit: $32,653
• Equity at exit: $10,064

10-year hold

• IRR: 46.6%
• Equity multiple: 5.48×
• Total profit: $84,651
• Equity at exit: $5,836

Cash invested: $18,900 (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 75783

• Home prices YoY: -9.6%
• Active inventory: 200
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,475 medium
• Mortgage (P&I): −$354
• Tax from tax record: −$47 /mo · $567/yr
• Insurance: −$28
• HOA: −$52
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $684

Break-even live

Break-even rent $609

Max offer price $67,500

Occupancy floor 49%

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $52 · $624/yr
• Likely covers: poolsecurity

Listing history 37 events

1. 2026-06-18
   days on market $67,500 Active 48 DOM
2. 2026-06-17
   days on market $67,500 Active 47 DOM
3. 2026-06-16
   days on market $67,500 Active 46 DOM
4. 2026-06-15
   days on market $67,500 Active 45 DOM
5. 2026-06-15
   days on market $67,500 Active 44 DOM
6. 2026-06-13
   days on market $67,500 Active 43 DOM
7. 2026-06-12
   days on market $67,500 Active 42 DOM
8. 2026-06-09
   days on market $67,500 Active 39 DOM
9. 2026-06-08
   days on market $67,500 Active 38 DOM
10. 2026-06-08
    days on market $67,500 Active 37 DOM
11. 2026-06-07
    days on market $67,500 Active 36 DOM
12. 2026-06-04
    price $67,500 Active 33 DOM
13. 2026-06-03
    days on market $70,000 Active 33 DOM

    Show marketing remark (824 chars)

    Lake Fork living in the gated community of Holiday Village with short-term rental potential! This 3-bedroom, 2 bath home features a split floor plan and open-concept living, kitchen, and dining is perfect for weekend getaways, full-time living, or investment use. Enjoy a covered porch with wheelchair ramp for easy access and a fenced yard ideal for pets or privacy. Situated on a small, low-maintenance lot so you can spend more time enjoying the lake. Holiday Village offers great amenities including a private boat ramp to Lake Fork, fishing pier, swimming pool, clubhouse, and playground. Located near world-famous bass fishing, this property is a great opportunity for short- or long-term rental or affordable lake living. Don’t miss your chance to own in one of Lake Fork’s most popular gated communities!

14. 2026-06-02
    days on market $70,000 Active 32 DOM
15. 2026-06-01
    days on market $70,000 Active 31 DOM
16. 2026-05-31
    days on market $70,000 Active 30 DOM
17. 2026-05-01
    listed $70,000 Active 824-char remark

    Show marketing remark (824 chars)

    Lake Fork living in the gated community of Holiday Village with short-term rental potential! This 3-bedroom, 2 bath home features a split floor plan and open-concept living, kitchen, and dining is perfect for weekend getaways, full-time living, or investment use. Enjoy a covered porch with wheelchair ramp for easy access and a fenced yard ideal for pets or privacy. Situated on a small, low-maintenance lot so you can spend more time enjoying the lake. Holiday Village offers great amenities including a private boat ramp to Lake Fork, fishing pier, swimming pool, clubhouse, and playground. Located near world-famous bass fishing, this property is a great opportunity for short- or long-term rental or affordable lake living. Don’t miss your chance to own in one of Lake Fork’s most popular gated communities!

18. 2026-05-01
    listed $70,000 Active 824-char remark

    Show marketing remark (824 chars)

    Lake Fork living in the gated community of Holiday Village with short-term rental potential! This 3-bedroom, 2 bath home features a split floor plan and open-concept living, kitchen, and dining is perfect for weekend getaways, full-time living, or investment use. Enjoy a covered porch with wheelchair ramp for easy access and a fenced yard ideal for pets or privacy. Situated on a small, low-maintenance lot so you can spend more time enjoying the lake. Holiday Village offers great amenities including a private boat ramp to Lake Fork, fishing pier, swimming pool, clubhouse, and playground. Located near world-famous bass fishing, this property is a great opportunity for short- or long-term rental or affordable lake living. Don’t miss your chance to own in one of Lake Fork’s most popular gated communities!

19. 2026-04-25
    historical
20. 2025-12-04
    status Active
21. 2025-12-03
    historical
22. 2025-10-16
    listed $75,000 Active
23. 2025-10-16
    historical
24. 2025-10-03
    price $75,000
25. 2025-10-03
    price $75,000
26. 2025-06-02
    price $77,500
27. 2025-06-02
    price $77,500
28. 2025-04-29
    listed $80,000 Active
29. 2025-04-29
    historical
30. 2025-03-24
    price $80,000
31. 2025-03-24
    price $80,000
32. 2025-03-07
    price $85,500
33. 2025-03-07
    price $85,500
34. 2025-01-17
    price $89,900
35. 2025-01-17
    price $89,900
36. 2024-12-03
    listed $105,000 Active
37. 2024-12-03
    listed $105,000 Active

ⓘ 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: $567 · $47/mo
• Projected year-2 tax: $1,235 · $103/mo
• Expected delta: +$668/yr (+$56/mo · 117.9%)

ⓘ 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 7/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,700
• − Mortgage interest: −$3,781
• − Property taxes: −$567
• − Insurance: −$338
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − HOA: −$624
• − Depreciation: −$1,964
• Taxable income: $7,595
• Est. tax owed @ 24.0%: −$1,823
• After-tax cash flow: $6,384/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: Quitman ISD
• NCES district ID: 4836300
• Math proficiency: 36% ▼ -15.00%
• Reading proficiency: 47% ▼ -4.00%
• Median HH income: $42,081
• Composite: 34.94/100
• National rank: #5063
• State rank: #381 of 826 in TX

Livability — Quitman

• Score: 76/100
• State rank: #106
• US rank: #3504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,011

Population outlook (Wood County) Hauer SSP2

• Today (2025): 46,480 people
• By 2030: 47,796 · +2.8%
• By 2040: 50,142 · +7.9%
• By 2050: 52,122 · +12.1%
• By 2075: 57,033 · +22.7%
• By 2100: 56,418 · +21.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 13% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 3% Slovak 3% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Wood

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.6%
• 2008→2024 swing: -15.5pp toward R · 2008: -54.2pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+68.2 2016: R+70.0 2012: R+64.2 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.83%
• Current HPI: 234.4883
• 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

-35.7% since first listed

23 events — show timeline

• 2026-06-03 Price Changed $67,500 NTREIS
• 2026-06-03 Price Changed $67,500 GTAR
• 2026-05-01 Listed $70,000 GTAR
• 2026-05-01 Listed $70,000 NTREIS
• 2026-04-25 Listing Removed — NTREIS
• 2025-12-04 Relisted — NTREIS
• 2025-12-03 Listing Removed — NTREIS
• 2025-10-16 Listing Removed — NTREIS
• 2025-10-16 Listed $75,000 NTREIS
• 2025-10-03 Price Changed $75,000 NTREIS
• 2025-10-03 Price Changed $75,000 GTAR
• 2025-06-02 Price Changed $77,500 NTREIS
• 2025-06-02 Price Changed $77,500 GTAR
• 2025-04-29 Listing Removed — NTREIS
• 2025-04-29 Listed $80,000 NTREIS
• 2025-03-24 Price Changed $80,000 NTREIS
• 2025-03-24 Price Changed $80,000 GTAR
• 2025-03-07 Price Changed $85,500 NTREIS
• 2025-03-07 Price Changed $85,500 GTAR
• 2025-01-17 Price Changed $89,900 NTREIS
• 2025-01-17 Price Changed $89,900 GTAR
• 2024-12-03 Listed $105,000 NTREIS
• 2024-12-03 Listed $105,000 GTAR

Property tax history

-0.8%/yr

Latest (2025): $567 · +19.2% YoY. Source: county tax records.