8 Lots PR 5804, PR 5805 Private Road 5804 · Yantis, TX 75497

$98,000

2 bd · 1.0 ba · 844 sqft · Manufactured · 144 Days on market

Built 1982 Fair condition 1,960 sqft lot Est $132k · 26% under $47/mo HOA · 5% of rent ↓ 22% 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).

• ARV discount +15.0/15.0
• Cash flow +11.3/30.0
• Appreciation +10.0/10.0
• 1% rule +3.9/10.0
• Schools +3.8/10.0
• DSCR +3.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Welcome to your ADORABLE & AFFORDABLE lakeside haven! Nestled on World Famous Lake Fork in Sun Eagle bay resort, this unique property is your next weekend getaway or full time living option! Offering an unbeatable combination of natural beauty, comfort, and adventure. Whether you're looking to go fishing, swimming or entertain guests, this one delivers without a hefty monthly mortgage! There is plenty of room for the whole family with a renovated 1982 RV with a holding tank, 12x24 additional structure for living and dining, and a 10x12 Bunkhouse for your overnight guests. Generous amount of additional parking for cars, boats, and RVs. Make memories sitting around a fire, sipping coffee in the mornings on the covered patio and take in all the things that Lake Fork has to offer! Perks of living in Sun Eagle bay include private boat ramp, fishing pier, pavilion and the largest community swimming pool in Wood County! Make this one your happy place and permanent retreat!

Key facts

• Pavilion
• Renovated rv
• Fishing pier

Tags

• WORLD FAMOUS LAKE FORK
• RENOVATED RV
• BUNKHOUSE FOR OVERNIGHT GUESTS
• PRIVATE BOAT RAMP
• FISHING PIER
• PAVILION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $98k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-36 ($-437/yr) — negative.
• To cash-flow at today's rent, offer at most $93k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (11.2% below list).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 0.8% in Yantis — 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 56/100 on livability (#1,293 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Yantis ISD (rural): math 38% / reading 44% proficiency, ranked #660 of 1,141 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 138 active listings in the ZIP; 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($678 loan paydown + $10k appreciation (10.0% local appreciation)).
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,240 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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.
10. 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.
11. 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: 0.89% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.59%
• DSCR: 0.93
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $131,664
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
Lots 691, 740, 741, 742 PR 5804	0.13mi	2/1.0	900 (+7%)	13mo	$140,000	$156	72

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 2.86×
• Total profit: $51,096
• Equity at exit: $88,286

10-year hold

• IRR: 20.7%
• Equity multiple: 6.55×
• Total profit: $152,377
• Equity at exit: $190,392

Cash invested: $27,440 (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 75497

• Home prices YoY: 10.8%
• Active inventory: 138
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $871 medium
• Mortgage (P&I): −$514
• Tax est. 1.5%: −$122 /mo · $1,470/yr
• Insurance: −$41
• HOA: −$47
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $-36

Break-even live

Break-even rent $917

Max offer price $92,730

Occupancy floor 99%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $47 · $564/yr
• Likely covers: pool

Listing history 15 events

1. 2026-06-12
   statusdays on market $98,000 Pending 144 DOM
2. 2026-06-09
   days on market $98,000 Active 141 DOM
3. 2026-06-08
   days on market $98,000 Active 140 DOM
4. 2026-06-07
   days on market $98,000 Active 139 DOM
5. 2026-06-07
   days on market $98,000 Active 138 DOM
6. 2026-06-03
   days on market $98,000 Active 135 DOM
7. 2026-06-02
   days on market $98,000 Active 134 DOM
8. 2026-06-01
   days on market $98,000 Active 133 DOM
9. 2026-05-31
   days on market $98,000 Active 132 DOM
10. 2026-05-30
    days on market $98,000 Active 131 DOM
11. 2026-05-06
    price $98,000 990-char remark

    Show marketing remark (990 chars)

    Welcome to your ADORABLE & AFFORDABLE lakeside haven! Nestled on World Famous Lake Fork in Sun Eagle bay resort, this unique property is your next weekend getaway or full time living option! Offering an unbeatable combination of natural beauty, comfort, and adventure. Whether you're looking to go fishing, swimming or entertain guests, this one delivers without a hefty monthly mortgage! There is plenty of room for the whole family with a renovated 1982 RV with a holding tank, 12x24 additional structure for living and dining, and a 10x12 Bunkhouse for your overnight guests. Generous amount of additional parking for cars, boats, and RVs. Make memories sitting around a fire, sipping coffee in the mornings on the covered patio and take in all the things that Lake Fork has to offer! Perks of living in Sun Eagle bay include private boat ramp, fishing pier, pavilion and the largest community swimming pool in Wood County! Make this one your happy place and permanent retreat!

12. 2026-01-19
    listed $110,000 Active 990-char remark

    Show marketing remark (990 chars)

    Welcome to your ADORABLE & AFFORDABLE lakeside haven! Nestled on World Famous Lake Fork in Sun Eagle bay resort, this unique property is your next weekend getaway or full time living option! Offering an unbeatable combination of natural beauty, comfort, and adventure. Whether you're looking to go fishing, swimming or entertain guests, this one delivers without a hefty monthly mortgage! There is plenty of room for the whole family with a renovated 1982 RV with a holding tank, 12x24 additional structure for living and dining, and a 10x12 Bunkhouse for your overnight guests. Generous amount of additional parking for cars, boats, and RVs. Make memories sitting around a fire, sipping coffee in the mornings on the covered patio and take in all the things that Lake Fork has to offer! Perks of living in Sun Eagle bay include private boat ramp, fishing pier, pavilion and the largest community swimming pool in Wood County! Make this one your happy place and permanent retreat!

13. 2026-01-12
    historical
14. 2025-09-03
    price $115,000
15. 2025-07-12
    listed $124,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥110°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,448
• − Mortgage interest: −$5,490
• − Property taxes: −$1,470
• − Insurance: −$490
• − Repairs & maintenance: −$836
• − Management: −$836
• − HOA: −$564
• − Depreciation: −$2,851
• Taxable loss: −$2,088
• Est. tax savings @ 24.0%: +$501
• After-tax cash flow: $64/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 · 12 photos

Fair 45/100 Cosmetic rehab

This property offers a lakeside retreat with potential for cosmetic upgrades to enhance its value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom cleaning — Dirty appearance
• Minor Exterior siding — Weathered appearance
• Minor Flooring — Worn appearance
• Minor Paint — Faded appearance

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn flooring — New flooring improves comfort and appearance
• Both Clean and organize kitchen and bathroom — A clean and organized space enhances the home's appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom cleaning · Dirty appearance	Minor	$500–3,000
Exterior siding · Weathered appearance	Minor	$500–3,000
Flooring · Worn appearance	Minor	$500–3,000
Paint · Faded appearance	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn flooring — New flooring improves comfort and appearance ↑
• Both Clean and organize kitchen and bathroom — A clean and organized space enhances the home's appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Yantis ISD
• NCES district ID: 4846590
• Math proficiency: 38% ▲ 1.00%
• Reading proficiency: 44% ▲ 3.00%
• Median HH income: $50,900
• Composite: 37.78/100
• National rank: #8742
• State rank: #660 of 1141 in TX

Livability — Yantis

• Score: 56/100
• State rank: #1293
• US rank: #22462

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,794
• Population (ZIP): 3,794

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Slovak 3% Lithuanian 3%
• Foreign-born: 4%
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% Other Indo-European 1%

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: ▲ 27.09%
• Current HPI: 278.18
• 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

-21.5% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $98,000 NTREIS
• 2026-01-19 Listed $110,000 NTREIS
• 2026-01-12 Listing Removed — NTREIS
• 2025-09-03 Price Changed $115,000 NTREIS
• 2025-07-12 Listed $124,900 NTREIS