867 VZ County Road 3725 · Wills Point, TX 75169

$149,900

4 bd · 2.0 ba · 1,096 sqft · SingleFamily public records · 33 Days on market

Built 2017 1.00 ac lot ↓ 17% 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).

• Cash flow +22.3/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Edgewood ISD on approximately one acre, 867 VZCR 3725 in Wills Point offers a unique value add opportunity with two homes, multiple outbuildings, and plenty of potential. Being sold as is, this property is ideal for an investor, handyman, or buyer looking for a project property with room to build equity. The main home is a two story, log sided, pier and beam residence filled with rustic charm and character. The home is unfinished in areas and will require additional work and finishing out, including trim, drywall, paint, cabinet completion, and installation of an upstairs railing. With much of the rustic design already in place, this property offers a great foundation for someone ready to make it their own. Inside, the open kitchen and living area is centered around a wood burning fireplace and features sealed cedar countertops, barn style cabinetry, exposed beams, corrugated tin accents, and a tankless water heater. The downstairs primary suite includes a log accent wall, seating area, large walk in closet, and private bath. An additional guest bedroom and full bathroom are also located downstairs. Upstairs offers an open loft currently used as an office, two guest bedrooms, and a bonus room that could serve as a fourth bedroom, office, or homeschool space, or whatever your heart desires! The second home on the property offers a one bedroom, one bathroom layout and is currently being used as a rental, providing additional income potential or space for guests or extended family. Outside, the property includes fenced areas, multiple outbuildings, and setups for goats and chickens, making it ideal for a hobby farm or country living lifestyle. Priced to reflect the work needed, this property presents a great opportunity for someone looking for flexibility, income potential, and a project with upside.

Key facts

• Pantry
• One acre
• Two homes

Tags

• ONE ACRE
• TWO HOMES
• WOOD BURNING FIREPLACE
• SEALED CEDAR COUNTERTOPS
• BARN STYLE CABINET DOORS
• PANTRY

Property features AI

Finance

• Other: Seller requests treat-as-clear loan handling
• Financial info: Accepts Cash and Conventional financing; No second mortgage
• HOA & community: No association

Exterior

• Parking: Two covered spaces; Two carport spaces; No garage
• Utilities: Co-op water; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Attached: Yes; Built in 2017
• Construction: Log construction
• Exterior features: Property on approximately 1 acre; Located in the Timber Trail subdivision; Directions available (from Mineola: W on Hwy 80, right on FM 859 N, left onto FM1395 N, right onto Co Rd 3710, left onto VZ County Rd 3725; property on the right)

Interior

• Kitchen: Electric range
• Bedrooms: Four bedrooms; Primary bedroom on main level; Additional bedrooms on main level
• Bathrooms: Two full bathrooms
• Interior features: Two-level layout; One living area; One dining area; Fireplace (wood burning); Other interior features

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.4% in Wills Point — 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 59/100 on livability (#1,174 in TX) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Edgewood ISD (rural): math 36% / reading 47% proficiency, ranked #358 of 826 in TX (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Edgewood El (272 students, 62% FRL) — zoned schools average 62% FRL vs 46% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 285 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 54 units permitted in Van Zandt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Van Zandt County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.25% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.07%
• DSCR: 1.31
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-8,396
• Equity at exit: $22,351

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $13,572
• Equity at exit: $12,961

Cash invested: $41,972 (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 75169

• Home prices YoY: -15.4%
• Active inventory: 285
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,875 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$386 /mo · $4,626/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $247

Break-even live

Break-even rent $1,562

Max offer price $149,900

Occupancy floor 82%

Sensitivity live

Price	-10% $332	-5% $290	+0% $247	+5% $205	+10% $162
Rent	-10% $99	-5% $173	+0% $247	+5% $321	+10% $395
Rate	-1.0pp $323	-0.5pp $285	base $247	+0.5pp $208	+1.0pp $169

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
894 FM 1395 Edgewood, TX	3.0	2.0	1232	$1,875	$1.52	25d	1	1.07mi

Listing history 14 events

1. 2026-06-09
   days on market $149,900 Active 33 DOM
2. 2026-06-08
   days on market $149,900 Active 32 DOM
3. 2026-06-08
   days on market $149,900 Active 31 DOM
4. 2026-06-05
   days on market $149,900 Active 29 DOM
5. 2026-06-03
   days on market $149,900 Active 27 DOM
6. 2026-06-02
   days on market $149,900 Active 26 DOM
7. 2026-06-01
   days on market $149,900 Active 25 DOM
8. 2026-05-31
   days on market $149,900 Active 24 DOM
9. 2026-05-18
   price $149,900

   Show marketing remark (1840 chars)

   Located in Edgewood ISD on approximately one acre, 867 VZCR 3725 in Wills Point offers a unique value add opportunity with two homes, multiple outbuildings, and plenty of potential. Being sold as is, this property is ideal for an investor, handyman, or buyer looking for a project property with room to build equity. The main home is a two story, log sided, pier and beam residence filled with rustic charm and character. The home is unfinished in areas and will require additional work and finishing out, including trim, drywall, paint, cabinet completion, and installation of an upstairs railing. With much of the rustic design already in place, this property offers a great foundation for someone ready to make it their own. Inside, the open kitchen and living area is centered around a wood burning fireplace and features sealed cedar countertops, barn style cabinetry, exposed beams, corrugated tin accents, and a tankless water heater. The downstairs primary suite includes a log accent wall, seating area, large walk in closet, and private bath. An additional guest bedroom and full bathroom are also located downstairs. Upstairs offers an open loft currently used as an office, two guest bedrooms, and a bonus room that could serve as a fourth bedroom, office, or homeschool space, or whatever your heart desires! The second home on the property offers a one bedroom, one bathroom layout and is currently being used as a rental, providing additional income potential or space for guests or extended family. Outside, the property includes fenced areas, multiple outbuildings, and setups for goats and chickens, making it ideal for a hobby farm or country living lifestyle. Priced to reflect the work needed, this property presents a great opportunity for someone looking for flexibility, income potential, and a project with upside.

10. 2026-05-18
    price $149,900 1840-char remark

    Show marketing remark (1840 chars)

    Located in Edgewood ISD on approximately one acre, 867 VZCR 3725 in Wills Point offers a unique value add opportunity with two homes, multiple outbuildings, and plenty of potential. Being sold as is, this property is ideal for an investor, handyman, or buyer looking for a project property with room to build equity. The main home is a two story, log sided, pier and beam residence filled with rustic charm and character. The home is unfinished in areas and will require additional work and finishing out, including trim, drywall, paint, cabinet completion, and installation of an upstairs railing. With much of the rustic design already in place, this property offers a great foundation for someone ready to make it their own. Inside, the open kitchen and living area is centered around a wood burning fireplace and features sealed cedar countertops, barn style cabinetry, exposed beams, corrugated tin accents, and a tankless water heater. The downstairs primary suite includes a log accent wall, seating area, large walk in closet, and private bath. An additional guest bedroom and full bathroom are also located downstairs. Upstairs offers an open loft currently used as an office, two guest bedrooms, and a bonus room that could serve as a fourth bedroom, office, or homeschool space, or whatever your heart desires! The second home on the property offers a one bedroom, one bathroom layout and is currently being used as a rental, providing additional income potential or space for guests or extended family. Outside, the property includes fenced areas, multiple outbuildings, and setups for goats and chickens, making it ideal for a hobby farm or country living lifestyle. Priced to reflect the work needed, this property presents a great opportunity for someone looking for flexibility, income potential, and a project with upside.

11. 2026-05-07
    listed $179,900 Active

    Show marketing remark (1840 chars)

    Located in Edgewood ISD on approximately one acre, 867 VZCR 3725 in Wills Point offers a unique value add opportunity with two homes, multiple outbuildings, and plenty of potential. Being sold as is, this property is ideal for an investor, handyman, or buyer looking for a project property with room to build equity. The main home is a two story, log sided, pier and beam residence filled with rustic charm and character. The home is unfinished in areas and will require additional work and finishing out, including trim, drywall, paint, cabinet completion, and installation of an upstairs railing. With much of the rustic design already in place, this property offers a great foundation for someone ready to make it their own. Inside, the open kitchen and living area is centered around a wood burning fireplace and features sealed cedar countertops, barn style cabinetry, exposed beams, corrugated tin accents, and a tankless water heater. The downstairs primary suite includes a log accent wall, seating area, large walk in closet, and private bath. An additional guest bedroom and full bathroom are also located downstairs. Upstairs offers an open loft currently used as an office, two guest bedrooms, and a bonus room that could serve as a fourth bedroom, office, or homeschool space, or whatever your heart desires! The second home on the property offers a one bedroom, one bathroom layout and is currently being used as a rental, providing additional income potential or space for guests or extended family. Outside, the property includes fenced areas, multiple outbuildings, and setups for goats and chickens, making it ideal for a hobby farm or country living lifestyle. Priced to reflect the work needed, this property presents a great opportunity for someone looking for flexibility, income potential, and a project with upside.

12. 2026-05-07
    listed $179,900 Active 1840-char remark

    Show marketing remark (1840 chars)

    Located in Edgewood ISD on approximately one acre, 867 VZCR 3725 in Wills Point offers a unique value add opportunity with two homes, multiple outbuildings, and plenty of potential. Being sold as is, this property is ideal for an investor, handyman, or buyer looking for a project property with room to build equity. The main home is a two story, log sided, pier and beam residence filled with rustic charm and character. The home is unfinished in areas and will require additional work and finishing out, including trim, drywall, paint, cabinet completion, and installation of an upstairs railing. With much of the rustic design already in place, this property offers a great foundation for someone ready to make it their own. Inside, the open kitchen and living area is centered around a wood burning fireplace and features sealed cedar countertops, barn style cabinetry, exposed beams, corrugated tin accents, and a tankless water heater. The downstairs primary suite includes a log accent wall, seating area, large walk in closet, and private bath. An additional guest bedroom and full bathroom are also located downstairs. Upstairs offers an open loft currently used as an office, two guest bedrooms, and a bonus room that could serve as a fourth bedroom, office, or homeschool space, or whatever your heart desires! The second home on the property offers a one bedroom, one bathroom layout and is currently being used as a rental, providing additional income potential or space for guests or extended family. Outside, the property includes fenced areas, multiple outbuildings, and setups for goats and chickens, making it ideal for a hobby farm or country living lifestyle. Priced to reflect the work needed, this property presents a great opportunity for someone looking for flexibility, income potential, and a project with upside.

13. 2024-02-26
    soldstatus
14. 1992-01-17
    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: $4,626 · $386/mo
• Projected year-2 tax: $4,626 · $386/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 7/10 Severe 6 d/yr ≥110°F today · 22 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: $22,500
• − Mortgage interest: −$8,397
• − Property taxes: −$4,626
• − Insurance: −$750
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$4,361
• Taxable income: $767
• Est. tax owed @ 24.0%: −$184
• After-tax cash flow: $2,782/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: Edgewood ISD
• NCES district ID: 4818120
• Math proficiency: 36% ▼ -19.00%
• Reading proficiency: 47% ▼ -8.00%
• Median HH income: $47,270
• Composite: 35.43/100
• National rank: #4936
• State rank: #358 of 826 in TX

Livability — Wills Point

• Score: 59/100
• State rank: #1174
• US rank: #20542

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

• City population: 15,744
• Population (ZIP): 15,744

Population outlook (Van Zandt County) Hauer SSP2

• Today (2025): 55,634 people
• By 2030: 56,479 · +1.5%
• By 2040: 57,672 · +3.7%
• By 2050: 57,913 · +4.1%
• By 2075: 57,544 · +3.4%
• By 2100: 52,659 · -5.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 15% Two or more races 7% Black 4%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Van Zandt

• 2024 margin: Solid R (+74.8) · D 12.3% · R 87.2%
• 2008→2024 swing: -19.8pp toward R · 2008: -55.1pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+72.1 2016: R+72.1 2012: R+66.6 2008: R+55.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.68%
• Current HPI: 250.2271
• 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

-16.7% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $149,900 NTREIS
• 2026-05-18 Price Changed $149,900 LAAR
• 2026-05-07 Listed $179,900 LAAR
• 2026-05-07 Listed $179,900 NTREIS
• 2024-02-26 Sold (Public Records) — Public Records
• 1992-01-17 Sold (Public Records) — Public Records

Property tax history

+53.9%/yr

Latest (2025): $4,626 · +97.0% YoY. Source: county tax records.