310 Driscoll St · Woodsboro, TX 78393

$115,000

2 bd · 1.0 ba · 875 sqft · SingleFamily public records · 59 Days on market

Built 1940 4,421 sqft lot $131/sqft · 33% above area Est $86k · 33% over ↓ 8% 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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.3/10.0
• Appreciation +5.1/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Charming cottage-style 2-bedroom, 1-bath home located in the peaceful community of Woodsboro, Texas. This inviting property features natural wood accents throughout, creating a warm and welcoming atmosphere. Enjoy recent updates including fresh interior paint, new flooring, and modern ceiling fans in every room. The home also boasts brand-new windows that bring in plenty of natural light, along with a fully refreshed bathroom featuring updated fixtures and a stylish new mirror. The kitchen offers ample counter space for cooking and entertaining, complete with a sink perfectly positioned to overlook the backyard and a new electric range. Relax on the covered front porch and take in the quiet surroundings or make use of the new carport with an attached storage room—ideal for extra storage and housing the washer and dryer. If you're looking for a comfortable home or getaway place with thoughtful updates and a touch of country charm, this property delivers the perfect blend of convenience and tranquility.

Key facts

• Covered front porch
• Ample counter space
• Recent updates

Tags

• NATURAL WOOD ACCENTS
• RECENT UPDATES
• NEW WINDOWS
• FULLY REFRESHED BATHROOM
• AMPLE COUNTER SPACE
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#512 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools D-, amenities F.
• Woodsboro ISD (rural): math 31% / reading 40% proficiency, ranked #504 of 826 in TX (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 24 units permitted in Refugio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($795 loan paydown + $320 appreciation (0.3% local appreciation)).
• Refugio County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.23% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.78%
• DSCR: 1.57
• GRM: 6.8

CMA / ARV

• ARV (median comp): $86,162
• List price: $115,000
• Delta: 33.47%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Davis St	0.10mi	2/2.0	1,003 (+15%)	18mo	$110,000	$110	52
702 Celia St	0.70mi	3/2.0 (+1)	988 (+13%)	1mo	$107,500	$109	36
610 Celia	0.68mi	2/1.0	988 (+13%)	16mo	$120,000	$121	34

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

Projected returns pro-forma

0.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.62×
• Total profit: $19,990
• Equity at exit: $35,002

10-year hold

• IRR: 17.1%
• Equity multiple: 2.94×
• Total profit: $62,368
• Equity at exit: $43,380

Cash invested: $32,200 (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 78393

• Home prices YoY: 0.2%
• Active inventory: 23
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,411 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$121 /mo · $1,454/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $343

Break-even live

Break-even rent $977

Max offer price $115,000

Occupancy floor 71%

Sensitivity live

Price	-10% $408	-5% $375	+0% $343	+5% $310	+10% $278
Rent	-10% $231	-5% $287	+0% $343	+5% $399	+10% $454
Rate	-1.0pp $401	-0.5pp $372	base $343	+0.5pp $313	+1.0pp $283

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $115,000 Active 59 DOM
2. 2026-06-18
   days on market $115,000 Active 58 DOM
3. 2026-06-17
   days on market $115,000 Active 57 DOM
4. 2026-06-16
   days on market $115,000 Active 56 DOM
5. 2026-06-15
   days on market $115,000 Active 55 DOM
6. 2026-06-14
   days on market $115,000 Active 53 DOM
7. 2026-06-12
   days on market $115,000 Active 52 DOM
8. 2026-06-09
   days on market $115,000 Active 49 DOM
9. 2026-06-08
   days on market $115,000 Active 48 DOM
10. 2026-06-07
    days on market $115,000 Active 47 DOM
11. 2026-06-07
    days on market $115,000 Active 46 DOM
12. 2026-06-03
    days on market $115,000 Active 43 DOM
13. 2026-06-02
    days on market $115,000 Active 42 DOM
14. 2026-06-01
    days on market $115,000 Active 41 DOM
15. 2026-05-31
    days on market $115,000 Active 40 DOM
16. 2026-05-30
    days on market $115,000 Active 39 DOM
17. 2026-04-21
    listed $115,000 Active 1022-char remark

    Show marketing remark (1022 chars)

    Charming cottage-style 2-bedroom, 1-bath home located in the peaceful community of Woodsboro, Texas. This inviting property features natural wood accents throughout, creating a warm and welcoming atmosphere. Enjoy recent updates including fresh interior paint, new flooring, and modern ceiling fans in every room. The home also boasts brand-new windows that bring in plenty of natural light, along with a fully refreshed bathroom featuring updated fixtures and a stylish new mirror. The kitchen offers ample counter space for cooking and entertaining, complete with a sink perfectly positioned to overlook the backyard and a new electric range. Relax on the covered front porch and take in the quiet surroundings or make use of the new carport with an attached storage room—ideal for extra storage and housing the washer and dryer. If you're looking for a comfortable home or getaway place with thoughtful updates and a touch of country charm, this property delivers the perfect blend of convenience and tranquility.

18. 2026-04-21
    listed $115,000 Active 1022-char remark

    Show marketing remark (1022 chars)

    Charming cottage-style 2-bedroom, 1-bath home located in the peaceful community of Woodsboro, Texas. This inviting property features natural wood accents throughout, creating a warm and welcoming atmosphere. Enjoy recent updates including fresh interior paint, new flooring, and modern ceiling fans in every room. The home also boasts brand-new windows that bring in plenty of natural light, along with a fully refreshed bathroom featuring updated fixtures and a stylish new mirror. The kitchen offers ample counter space for cooking and entertaining, complete with a sink perfectly positioned to overlook the backyard and a new electric range. Relax on the covered front porch and take in the quiet surroundings or make use of the new carport with an attached storage room—ideal for extra storage and housing the washer and dryer. If you're looking for a comfortable home or getaway place with thoughtful updates and a touch of country charm, this property delivers the perfect blend of convenience and tranquility.

19. 2026-02-01
    historical
20. 2025-11-19
    price $118,000
21. 2025-08-01
    listed $125,000 Active
22. 1996-09-19
    soldstatus
23. 1967-09-06
    soldstatus
24. 1966-05-04
    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: $1,454 · $121/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$650/yr (+$54/mo · 44.7%)

ⓘ 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 9/10 Extreme 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $16,937
• − Mortgage interest: −$6,442
• − Property taxes: −$1,454
• − Insurance: −$575
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$3,345
• Taxable income: $2,410
• Est. tax owed @ 24.0%: −$578
• After-tax cash flow: $3,535/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: Woodsboro ISD
• NCES district ID: 4846380
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $46,901
• Composite: 30.44/100
• National rank: #6235
• State rank: #504 of 826 in TX

Livability — Woodsboro

• Score: 67/100
• State rank: #512
• US rank: #10134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodsboro, TX
• Population (ZIP): 1,932

Population outlook (Refugio County) Hauer SSP2

• Today (2025): 7,573 people
• By 2030: 7,665 · +1.2%
• By 2040: 7,895 · +4.3%
• By 2050: 8,234 · +8.7%
• By 2075: 9,521 · +25.7%
• By 2100: 10,148 · +34.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (53%)
• Race & ethnicity: Hispanic / Latino 53% White 45% Two or more races 30%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Serbian 1% Slovak 1% Scottish 1%
• Languages at home: 80% English-only · Spanish 20%

Political lean MEDSL · Refugio

• 2024 margin: Solid R (+39.5) · D 29.9% · R 69.5%
• 2008→2024 swing: -25.0pp toward R · 2008: -14.5pp · 2024: -39.5pp
• All cycles: 2024: R+39.5 2020: R+32.7 2016: R+27.0 2012: R+24.7 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.28%
• Current HPI: 121.7938
• 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

-8.0% since first listed

8 events — show timeline

• 2026-04-21 Listed $115,000 RAAR
• 2026-04-21 Listed $115,000 CBMLS
• 2026-02-01 Delisted — CBMLS
• 2025-11-19 Price Changed $118,000 CBMLS
• 2025-08-01 Listed $125,000 CBMLS
• 1996-09-19 Sold (Public Records) — Public Records
• 1967-09-06 Sold (Public Records) — Public Records
• 1966-05-04 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,454 · -1.5% YoY. Source: county tax records.