213 County Road 1997 · Alba, TX 75497

$275,000

3 bd · 2.0 ba · 1,764 sqft · SingleFamily public records · 27 Days on market

Built 1997 0.41 ac lot $156/sqft · 27% below area Est $375k · 27% under $6/mo HOA ↓ 15% since listing

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Why this score? — see what drove the D 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
• Appreciation +10.0/10.0
• Schools +3.8/10.0
• Cash flow +3.6/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER! Wake up to beautiful views of Wolf Creek Bay at this charming East Texas lake retreat near world famous Lake Fork! Located in Yantis, this inviting 3 bedroom, 2 bath ranch style home offers 1,784 sq ft of warm rustic character surrounded by mature shade trees and peaceful lake scenery. Featuring classic log siding, tongue and groove wood walls, abundant natural light, and a cozy bay window, this home delivers the relaxed lake lifestyle buyers are searching for. The spacious split bedroom floor plan provides privacy and functionality, making it ideal for full time living or weekend getaways. Step outside and enjoy the detached carport with enclosed storage perfect for fishing equipment, tools, and outdoor gear. As an added bonus, the property includes access to a nearby Pier Lot, giving you convenient access to boating, fishing, and enjoying all that Lake Fork has to offer. Whether you are looking for a peaceful getaway or full time lake home, this property offers endless potential in one of East Texas most sought after fishing destinations. Schedule your private showing today!

Key facts

• Access to pier lot
• Enclosed storage
• Detached carport

Tags

• DETACHED CARPORT
• ENCLOSED STORAGE
• ACCESS TO PIER LOT

Property features AI

Finance

• Other: Deed restrictions; Parcel ID: R57892
• HOA & community: Voluntary association; Annual association fee of $75; HOA managed by Northeast Properties

Exterior

• Parking: Covered parking (1 space); Carport (1 space) on asphalt
• Utilities: Aerobic septic
• Home design: Single-family residence (attached); One story; Views of Fork waterbody; 1997 construction
• Construction: Log construction; Composition roof; Slab foundation; Built in 1997
• Exterior features: Few trees on the lot; Level lot; Subdivision setting; Water/lake view; Shed(s) on property; No fencing

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: Primary bedroom (main level) with ensuite bath, dual sinks, and walk-in closet; Two additional bedrooms (main level)
• Flooring: Carpet; Linoleum
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: High-speed internet available; Natural woodwork; Walk-in closets; Window coverings; One living area; One dining area; Total room count: 5; One-level floor plan
• Laundry & utility: Utility room with full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-814 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (52.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (54.3% below list).
• Recommended offer: $126k (54.3% below list) — sets the bar for 1% rule.
• Cap rate 2.7% vs local median 1.7% in Alba — 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 65/100 on livability (#724 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime D, amenities F, commute 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.
• Zoned schools: Yantis El (math 47% / reading 47%, grade D-, #1,006 of 4,322 statewide, top 25%, 192 students, 78% FRL); Yantis School (math 22% / reading 27%, grade F, #1,264 of 1,632 statewide, top 82%, 195 students, 64% FRL) — zoned schools average 71% FRL vs 50% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $29k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 4 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,659 (54.3% 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. 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. 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. Crime grade is D 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.46% ✗
• Cap rate: 2.74%
• Cash-on-cash: -12.69%
• DSCR: 0.44
• GRM: 18.2

CMA / ARV

• ARV (median comp): $375,373
• List price: $275,000
• Delta: -26.74%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 CR 1995	0.16mi	3/2.0	1,782 (+1%)	9mo	$770,000	$432	84
253 CR 1995	0.09mi	3/2.0	1,832 (+4%)	14mo	$369,500	$202	78
201 County Road 1992	0.43mi	3/2.5	1,900 (+8%)	2mo	$315,000	$166	64
114 CR 1990	0.48mi	3/2.0	1,752 (-1%)	20mo	$415,000	$237	60
306 CR 1991	0.46mi	3/2.0	1,663 (-6%)	21mo	$485,000	$292	51

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: 15.4%
• Equity multiple: 2.27×
• Total profit: $97,879
• Equity at exit: $247,742

10-year hold

• IRR: 15.0%
• Equity multiple: 5.27×
• Total profit: $328,938
• Equity at exit: $534,265

Cash invested: $77,000 (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: 18.2×

Monthly cashflow live

• Estimated rent: $1,257 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$244 /mo · $2,930/yr
• Insurance: −$115
• HOA: −$6
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-814

Break-even live

Break-even rent $2,287

Max offer price $131,173

Occupancy floor —

Sensitivity live

Price	-10% $-659	-5% $-736	+0% $-814	+5% $-892	+10% $-970
Rent	-10% $-913	-5% $-864	+0% $-814	+5% $-765	+10% $-715
Rate	-1.0pp $-676	-0.5pp $-744	base $-814	+0.5pp $-885	+1.0pp $-958

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $6 · $72/yr

Listing history 20 events

1. 2026-06-12
   statusdays on market $275,000 Pending 27 DOM
2. 2026-06-09
   days on market $275,000 Active Option Contract 26 DOM
3. 2026-06-08
   days on market $275,000 Active Option Contract 25 DOM
4. 2026-06-07
   days on market $275,000 Active Option Contract 24 DOM
5. 2026-06-07
   statusdays on market $275,000 Active Option Contract 23 DOM
6. 2026-06-03
   days on market $275,000 Active 20 DOM

   Show marketing remark (1111 chars)

   MOTIVATED SELLER! Wake up to beautiful views of Wolf Creek Bay at this charming East Texas lake retreat near world famous Lake Fork! Located in Yantis, this inviting 3 bedroom, 2 bath ranch style home offers 1,784 sq ft of warm rustic character surrounded by mature shade trees and peaceful lake scenery. Featuring classic log siding, tongue and groove wood walls, abundant natural light, and a cozy bay window, this home delivers the relaxed lake lifestyle buyers are searching for. The spacious split bedroom floor plan provides privacy and functionality, making it ideal for full time living or weekend getaways. Step outside and enjoy the detached carport with enclosed storage perfect for fishing equipment, tools, and outdoor gear. As an added bonus, the property includes access to a nearby Pier Lot, giving you convenient access to boating, fishing, and enjoying all that Lake Fork has to offer. Whether you are looking for a peaceful getaway or full time lake home, this property offers endless potential in one of East Texas most sought after fishing destinations. Schedule your private showing today!

7. 2026-06-02
   days on market $275,000 Active 19 DOM
8. 2026-06-01
   days on market $275,000 Active 18 DOM
9. 2026-05-31
   days on market $275,000 Active 17 DOM
10. 2026-05-30
    days on market $275,000 Active 16 DOM
11. 2026-05-14
    listed $275,000 Active 1111-char remark

    Show marketing remark (1111 chars)

    MOTIVATED SELLER! Wake up to beautiful views of Wolf Creek Bay at this charming East Texas lake retreat near world famous Lake Fork! Located in Yantis, this inviting 3 bedroom, 2 bath ranch style home offers 1,784 sq ft of warm rustic character surrounded by mature shade trees and peaceful lake scenery. Featuring classic log siding, tongue and groove wood walls, abundant natural light, and a cozy bay window, this home delivers the relaxed lake lifestyle buyers are searching for. The spacious split bedroom floor plan provides privacy and functionality, making it ideal for full time living or weekend getaways. Step outside and enjoy the detached carport with enclosed storage perfect for fishing equipment, tools, and outdoor gear. As an added bonus, the property includes access to a nearby Pier Lot, giving you convenient access to boating, fishing, and enjoying all that Lake Fork has to offer. Whether you are looking for a peaceful getaway or full time lake home, this property offers endless potential in one of East Texas most sought after fishing destinations. Schedule your private showing today!

12. 2026-05-14
    listed $275,000 Active 1118-char remark

    Show marketing remark (1111 chars)

    MOTIVATED SELLER! Wake up to beautiful views of Wolf Creek Bay at this charming East Texas lake retreat near world famous Lake Fork! Located in Yantis, this inviting 3 bedroom, 2 bath ranch style home offers 1,784 sq ft of warm rustic character surrounded by mature shade trees and peaceful lake scenery. Featuring classic log siding, tongue and groove wood walls, abundant natural light, and a cozy bay window, this home delivers the relaxed lake lifestyle buyers are searching for. The spacious split bedroom floor plan provides privacy and functionality, making it ideal for full time living or weekend getaways. Step outside and enjoy the detached carport with enclosed storage perfect for fishing equipment, tools, and outdoor gear. As an added bonus, the property includes access to a nearby Pier Lot, giving you convenient access to boating, fishing, and enjoying all that Lake Fork has to offer. Whether you are looking for a peaceful getaway or full time lake home, this property offers endless potential in one of East Texas most sought after fishing destinations. Schedule your private showing today!

13. 2026-05-13
    historical
14. 2026-03-25
    status Active
15. 2026-02-11
    status Pending
16. 2026-02-03
    historical Active Option Contract
17. 2026-01-27
    price $305,000
18. 2026-01-26
    price $305,000
19. 2025-11-28
    listed $325,000 Active
20. 1996-10-08
    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: $2,930 · $244/mo
• Projected year-2 tax: $5,032 · $419/mo
• Expected delta: +$2,102/yr (+$175/mo · 71.8%)

ⓘ 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,079
• − Mortgage interest: −$15,404
• − Property taxes: −$2,930
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − HOA: −$72
• − Depreciation: −$8,000
• Taxable loss: −$15,115
• Est. tax savings @ 24.0%: +$3,628
• After-tax cash flow: $-6,143/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: 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 — Alba

• Score: 65/100
• State rank: #724
• US rank: #13473

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,920
• 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

-15.4% since first listed

13 events — show timeline

• 2026-06-10 Pending — NTREIS
• 2026-06-03 Pending — GTAR
• 2026-06-03 Contingent — NTREIS
• 2026-05-14 Listed $275,000 GTAR
• 2026-05-14 Listed $275,000 NTREIS
• 2026-05-13 Listing Removed — NTREIS
• 2026-03-25 Relisted — NTREIS
• 2026-02-11 Pending — NTREIS
• 2026-02-03 Contingent — NTREIS
• 2026-01-27 Price Changed $305,000 NTREIS
• 2026-01-26 Price Changed $305,000 GTAR
• 2025-11-28 Listed $325,000 NTREIS
• 1996-10-08 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,930 · +10.0% YoY. Source: county tax records.