200 S Post Oak · Winnsboro, TX 75494

$59,000

3 bd · 2.0 ba · 1,600 sqft · SingleFamily public records · 96 Days on market

Built 1964 Poor condition 0.60 ac lot $37/sqft · 66% below area

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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
• Schools +5.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOOKING FOR A BARGAIN FOR YOUR NEXT RENTAL!! This 3/1 is just what you're looking for. It's priced to sell for the renovations. There is some lumber the seller removed from the home that is good for the renovations. The home has been mostly gutted. The master at the back has a back door exit. There is a storage building. It has a large lot. The Seller was going to renovate but changed their mind. Don't miss out on this bargain. It still has some of the original hardwood flooring.

Key facts

• Back door exit
• Storage building
• Large lot

Tags

• BACK DOOR EXIT
• STORAGE BUILDING
• LARGE LOT
• ORIGINAL HARDWOOD FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $59k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $54k (9.0% below list) — sets the bar for market timing.
• Cap rate 32.5% vs local median 2.9% in Winnsboro — 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 69/100 on livability (#416 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• Winnsboro ISD (town): math 46% / reading 40% proficiency, ranked #330 of 826 in TX (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Winnsboro El (355 students, 71% FRL); Winnsboro J H (math 48% / reading 40%, grade D, #512 of 1,662 statewide, top 32%, 360 students, 53% FRL); Winnsboro H S (math 67% / reading 62%, grade B-, #199 of 1,632 statewide, top 14%, 492 students, 65% FRL).
• Market conditions: 293 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).
• This rent runs 39% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% 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 1964 — 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. 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.
7. 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.
8. 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: 3.73% ✓
• Cap rate: 32.51%
• Cash-on-cash: 93.64%
• DSCR: 5.17
• GRM: 2.2

CMA / ARV

• ARV (median comp): $172,700
• List price: $59,000
• Delta: -65.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 W Myrtle St	0.13mi	3/1.5	1,548 (-3%)	2mo	$92,500	$60	85
408 N Post Oak	0.20mi	3/2.0	1,512 (-6%)	14mo	$168,000	$111	70
409 W Myrtle St	0.17mi	3/2.0	1,708 (+7%)	17mo	$269,500	$158	66
504 N Main St	0.47mi	3/2.0	1,710 (+7%)	5mo	$245,888	$144	62
207 E Cedar St	0.49mi	3/2.0	1,586 (-1%)	18mo	$169,900	$107	60
203 E Cedar St	0.46mi	4/2.0 (+1)	1,586 (-1%)	18mo	$189,500	$119	57
308 S Mill St	0.32mi	2/1.0 (-1)	1,450 (-9%)	5mo	$125,000	$86	56
506 Winn Dr	0.46mi	3/2.0	1,422 (-11%)	6mo	$199,500	$140	56
205 S Main St	0.40mi	3/2.5	1,815 (+13%)	6mo	$189,000	$104	52
202 Wanda Dr	0.74mi	4/2.0 (+1)	1,804 (+13%)	11mo	$239,000	$132	30
302 Lee Ray Dr	0.69mi	3/2.0	1,816 (+14%)	20mo	$259,000	$143	29
911 N Walnut St	0.71mi	2/1.0 (-1)	1,760 (+10%)	15mo	$138,000	$78	29

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: 94.5%
• Equity multiple: 5.39×
• Total profit: $72,604
• Equity at exit: $8,797

10-year hold

• IRR: 97.3%
• Equity multiple: 11.24×
• Total profit: $169,185
• Equity at exit: $5,101

Cash invested: $16,520 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 10 under contract
• Months of supply: 8.5 mo (12%/mo absorbed)
• Median asking: $219,999 ($147/sqft)
• Median days on market: 112 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -26.5% vs current asking $/sqft

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

ZIP-level market 75494

• Home prices YoY: -10.9%
• Active inventory: 293
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$115 /mo · $1,377/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $1,289

Break-even live

Break-even rent $568

Max offer price $59,000

Occupancy floor 36%

Sensitivity live

Price	-10% $1,323	-5% $1,306	+0% $1,289	+5% $1,272	+10% $1,256
Rent	-10% $1,115	-5% $1,202	+0% $1,289	+5% $1,376	+10% $1,463
Rate	-1.0pp $1,319	-0.5pp $1,304	base $1,289	+0.5pp $1,274	+1.0pp $1,258

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: $14,750
• Closing costs: $1,770
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 S Mill St Winnsboro, TX	4.0	2.0	1954	$2,235	$1.14	139d	1	0.35mi
106 E Myrtle St Winnsboro, TX	2.0	1.0	1181	$2,150	$1.82	1d	1	0.44mi

Property features AI

Finance

• Financial info: Listing terms: CashLoan type noted as Treat As ClearNo second mortgage
• HOA & community: No association

Exterior

• Parking: No garageOn-site parking availableNo covered or carport spaces
• Utilities: City waterCity sewerElectricity connectedNot in a municipal utility district
• Home design: Single-family residenceResidential propertyBuilt in 1964Not attached to another propertySubdivision: City of Winnsboro
• Construction: Year built 1964
• Exterior features: No fencingEasements for utilities and other usesApproximately 0.6-acre lot (Acreage)

Interior

• Kitchen: Kitchen on main level (11 x 10)No appliances included
• Bedrooms: Primary bedroom on main level (12 x 12)Two additional bedrooms on main level (each 10 x 10)
• Bathrooms: 1 full bathroom
• Heating & cooling: No heatingNo cooling
• Interior features: One-level layout6 total rooms1 living area1 dining areaOther interior features
• Laundry & utility: No appliances listed

Listing history 50 events

1. 2026-09-23
   days on market $59,000 Active 96 DOM
2. 2026-09-21
   days on market $59,000 Active 94 DOM
3. 2026-09-20
   days on market $59,000 Active 93 DOM
4. 2026-09-19
   days on market $59,000 Active 91 DOM
5. 2026-09-17
   days on market $59,000 Active 90 DOM
6. 2026-09-17
   days on market $59,000 Active 89 DOM
7. 2026-09-16
   days on market $59,000 Active 88 DOM
8. 2026-09-14
   days on market $59,000 Active 87 DOM
9. 2026-09-13
   days on market $59,000 Active 86 DOM
10. 2026-09-12
    days on market $59,000 Active 85 DOM
11. 2026-09-11
    days on market $59,000 Active 84 DOM
12. 2026-09-05
    days on market $59,000 Active 78 DOM
13. 2026-09-04
    days on market $59,000 Active 77 DOM
14. 2026-09-03
    days on market $59,000 Active 76 DOM
15. 2026-09-02
    days on market $59,000 Active 75 DOM
16. 2026-08-31
    days on market $59,000 Active 72 DOM
17. 2026-08-29
    days on market $59,000 Active 71 DOM
18. 2026-08-28
    days on market $59,000 Active 70 DOM
19. 2026-08-27
    days on market $59,000 Active 69 DOM
20. 2026-08-26
    days on market $59,000 Active 68 DOM
21. 2026-08-25
    days on market $59,000 Active 67 DOM
22. 2026-08-24
    days on market $59,000 Active 66 DOM
23. 2026-08-23
    days on market $59,000 Active 65 DOM
24. 2026-08-22
    days on market $59,000 Active 64 DOM
25. 2026-08-21
    days on market $59,000 Active 63 DOM
26. 2026-08-20
    days on market $59,000 Active 62 DOM
27. 2026-08-19
    days on market $59,000 Active 61 DOM
28. 2026-08-18
    days on market $59,000 Active 60 DOM
29. 2026-08-17
    days on market $59,000 Active 59 DOM
30. 2026-08-16
    days on market $59,000 Active 58 DOM
31. 2026-08-15
    days on market $59,000 Active 57 DOM
32. 2026-08-14
    days on market $59,000 Active 56 DOM
33. 2026-08-13
    days on market $59,000 Active 55 DOM
34. 2026-08-12
    days on market $59,000 Active 54 DOM
35. 2026-08-11
    days on market $59,000 Active 53 DOM
36. 2026-08-10
    days on market $59,000 Active 52 DOM
37. 2026-08-09
    days on market $59,000 Active 51 DOM
38. 2026-08-08
    days on market $59,000 Active 50 DOM
39. 2026-08-07
    days on market $59,000 Active 49 DOM
40. 2026-08-06
    days on market $59,000 Active 48 DOM
41. 2026-08-05
    days on market $59,000 Active 47 DOM
42. 2026-08-04
    days on market $59,000 Active 46 DOM
43. 2026-08-03
    days on market $59,000 Active 45 DOM
44. 2026-07-31
    days on market $59,000 Active 42 DOM
45. 2026-07-30
    days on market $59,000 Active 41 DOM
46. 2026-07-29
    days on market $59,000 Active 40 DOM
47. 2026-07-27
    days on market $59,000 Active 38 DOM
48. 2026-07-26
    days on market $59,000 Active 37 DOM
49. 2026-07-24
    days on market $59,000 Active 35 DOM
50. 2026-07-23
    days on market $59,000 Active 34 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: $1,377 · $115/mo
• Projected year-2 tax: $1,377 · $115/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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: $26,398
• − Mortgage interest: −$3,305
• − Property taxes: −$1,377
• − Insurance: −$295
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$1,716
• Taxable income: $15,481
• Est. tax owed @ 24.0%: −$3,715
• After-tax cash flow: $11,754/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

Poor 20/100 Extensive rehab Est. rehab $80,000–$144,000 screening

This home requires extensive renovations, including a new roof, exterior siding, flooring, and interior renovation, as well as HVAC system replacement. The extensive work will significantly increase its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $50,500–$152,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Major Windows (windows) — Windows appear to be broken or missing
• Major Electrical (electrical) — Exposed wiring and missing fixtures
• Major Plumbing (plumbing) — Exposed pipes and missing fixtures
• Major Exterior (exterior) — Exterior walls appear to be in poor condition
• Major Other — General state of disrepair and lack of maintenance

Repairs flagged

• Major roof — The roof shows significant damage and potential leaks.
• Major exterior siding — The siding is peeling and damaged, requiring replacement.
• Major flooring — The flooring is exposed and damaged, requiring full replacement.
• Major interior walls — The walls are unfinished and show significant wear, requiring full renovation.
• Major HVAC system — The HVAC system is in poor condition and requires replacement.

Value-add opportunities

• Resale New roof — A new roof will significantly improve the home's curb appeal and reduce maintenance costs. ↑
• Resale New exterior siding — New siding will enhance the home's appearance and increase its market value. ↑
• Resale New flooring — New flooring will make the home more attractive and increase its market value. ↑
• Resale Interior renovation — A complete interior renovation will make the home more attractive and increase its market value. ↑
• Resale HVAC system replacement — A new HVAC system will improve the home's comfort and energy efficiency, increasing its market value. ↑

ⓘ Rehab cost is a screening estimate — Extensive 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.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Winnsboro El Middle Winnsboro J H D TX #512/1,662 Nat'l #4,963/14,009 High Winnsboro H S B- TX #199/1,632 Nat'l #2,821/17,239

Schools (NCES district)

• District: Winnsboro ISD
• NCES district ID: 4846200
• Math proficiency: 46% ▼ -4.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $40,192
• Composite: 36.07/100
• National rank: #4769
• State rank: #330 of 826 in TX

C Composite livability gradescore 69/100

Livability — Winnsboro

• Score: 69/100
• State rank: #416
• US rank: #8564

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winnsboro, TX
• County: Wood · 46,480 people
• Population (ZIP): 11,685
• Household income: $68,348
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 7% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 13% Two or more races 10% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Serbian 2% Iranian 2% Slovak 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 8% German/W. Germanic 1% Arabic 1%

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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: ▼ -28.64%
• Current HPI: 234.6203
• 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

Finance

• Financial info: Listing terms: CashLoan type noted as Treat As ClearNo second mortgage
• HOA & community: No association

Exterior

• Parking: No garageOn-site parking availableNo covered or carport spaces
• Utilities: City waterCity sewerElectricity connectedNot in a municipal utility district
• Home design: Single-family residenceResidential propertyBuilt in 1964Not attached to another propertySubdivision: City of Winnsboro
• Construction: Year built 1964
• Exterior features: No fencingEasements for utilities and other usesApproximately 0.6-acre lot (Acreage)

Interior

• Kitchen: Kitchen on main level (11 x 10)No appliances included
• Bedrooms: Primary bedroom on main level (12 x 12)Two additional bedrooms on main level (each 10 x 10)
• Bathrooms: 1 full bathroom
• Heating & cooling: No heatingNo cooling
• Interior features: One-level layout6 total rooms1 living area1 dining areaOther interior features
• Laundry & utility: No appliances listed

Price history

+0.0% since first listed

3 events — show timeline

• 2026-06-19 Listed $59,000 NTREIS
• 2026-06-19 Listed $59,000 GTAR
• 1992-12-31 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,377 · -2.1% YoY. Source: county tax records.