957 Comanche · Quitman, TX 75783

$155,000

2 bd · 1.0 ba · 960 sqft · SingleFamily · 325 Days on market

Built 2016 Good condition 0.80 ac lot $161/sqft · 7% above area Est $145k · 7% over $50/mo HOA · 4% of rent ↓ 6% 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).

• Cash flow +14.5/30.0
• ARV discount +4.5/15.0
• DSCR +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Updated Home on 4 Lots in Holiday Village of Lake Fork. Discover the perfect blend of comfort, convenience, and outdoor living with this beautifully updated 2-bedroom, 1-bath home situated on nearly 0.8 acre in the gated Holiday Village of Lake Fork. Whether you're looking for a peaceful full-time residence or a weekend getaway, this property offers it all. Step inside to find fresh interior and exterior paint, new flooring throughout, and an updated 2025 HVAC system to keep you comfortable year-round. Enjoy your mornings on the front porch, or take advantage of the handicap-accessible ramp that makes this home welcoming to everyone. Outside, you'll love the spacious 2-car carport and the enclosed 15x22 workshop, perfect for storage, hobbies, or projects. With so much space, there’s plenty of room for outdoor activities, gardening, or expansion. Just a short walk from the clubhouse, you’ll have easy access to top-notch community amenities including a swimming pool, playground, and basketball court. For outdoor and fishing enthusiasts, the subdivision also offers a private boat ramp to world-famous Lake Fork.

Key facts

• 2-car carport
• Private boat ramp
• Updated home

Tags

• UPDATED HOME
• 4 LOTS
• GATED HOLIDAY VILLAGE
• 2-CAR CARPORT
• ENCLOSED WORKSHOP
• PRIVATE BOAT RAMP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $35 ($416/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (18.6% below list).
• Recommended offer: $126k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.2% in Quitman — 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 76/100 on livability (#106 in TX, #3,504 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment C-, amenities F.
• Quitman ISD (town): math 36% / reading 47% proficiency, ranked #381 of 826 in TX (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 206 active listings in the ZIP; 72 units permitted in Wood County in 2024 (29 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 $5k 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.

Negotiation context

• It's been on market 325 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,163 (18.6% below list)

Questions for the listing agent

1. It's been on market 325 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.81% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

• ARV (median comp): $145,336
• List price: $155,000
• Delta: 6.65%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
349 Arapaho	0.73mi	2/1.0	936 (-2%)	3mo	$169,900	$182	59
179 Wichita	0.16mi	2/2.0	1,100 (+15%)	10mo	$275,000	$250	56
445 Comanche	0.50mi	1/1.0 (-1)	850 (-12%)	14mo	$104,900	$123	41

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-22,958
• Equity at exit: $23,111

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-17,345
• Equity at exit: $13,402

Cash invested: $43,400 (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 75783

• Home prices YoY: -9.6%
• Active inventory: 206
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$35 /mo · $415/yr
• Insurance: −$65
• HOA: −$50
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $35

Break-even live

Break-even rent $1,218

Max offer price $155,000

Occupancy floor 92%

Sensitivity live

Price	-10% $122	-5% $79	+0% $35	+5% $-9	+10% $-53
Rent	-10% $-65	-5% $-15	+0% $35	+5% $84	+10% $134
Rate	-1.0pp $113	-0.5pp $74	base $35	+0.5pp $-6	+1.0pp $-46

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: poolsecurity

Listing history 20 events

1. 2026-06-21
   days on market $155,000 Active 325 DOM
2. 2026-06-18
   days on market $155,000 Active 323 DOM
3. 2026-06-17
   days on market $155,000 Active 322 DOM
4. 2026-06-16
   days on market $155,000 Active 321 DOM
5. 2026-06-15
   days on market $155,000 Active 320 DOM
6. 2026-06-15
   days on market $155,000 Active 319 DOM
7. 2026-06-13
   days on market $155,000 Active 318 DOM
8. 2026-06-12
   days on market $155,000 Active 317 DOM
9. 2026-06-09
   days on market $155,000 Active 314 DOM
10. 2026-06-08
    days on market $155,000 Active 313 DOM
11. 2026-06-08
    days on market $155,000 Active 312 DOM
12. 2026-06-07
    pricedays on market $155,000 Active 311 DOM
13. 2026-06-03
    days on market $165,000 Active 308 DOM
14. 2026-06-02
    days on market $165,000 Active 307 DOM
15. 2026-06-01
    days on market $165,000 Active 306 DOM
16. 2026-05-31
    days on market $165,000 Active 305 DOM
17. 2026-01-21
    price $165,000 1146-char remark

    Show marketing remark (1146 chars)

    Charming Updated Home on 4 Lots in Holiday Village of Lake Fork. Discover the perfect blend of comfort, convenience, and outdoor living with this beautifully updated 2-bedroom, 1-bath home situated on nearly 0.8 acre in the gated Holiday Village of Lake Fork. Whether you're looking for a peaceful full-time residence or a weekend getaway, this property offers it all. Step inside to find fresh interior and exterior paint, new flooring throughout, and an updated 2025 HVAC system to keep you comfortable year-round. Enjoy your mornings on the front porch, or take advantage of the handicap-accessible ramp that makes this home welcoming to everyone. Outside, you'll love the spacious 2-car carport and the enclosed 15x22 workshop, perfect for storage, hobbies, or projects. With so much space, there’s plenty of room for outdoor activities, gardening, or expansion. Just a short walk from the clubhouse, you’ll have easy access to top-notch community amenities including a swimming pool, playground, and basketball court. For outdoor and fishing enthusiasts, the subdivision also offers a private boat ramp to world-famous Lake Fork.

18. 2026-01-21
    price $165,000 1146-char remark

    Show marketing remark (1146 chars)

    Charming Updated Home on 4 Lots in Holiday Village of Lake Fork. Discover the perfect blend of comfort, convenience, and outdoor living with this beautifully updated 2-bedroom, 1-bath home situated on nearly 0.8 acre in the gated Holiday Village of Lake Fork. Whether you're looking for a peaceful full-time residence or a weekend getaway, this property offers it all. Step inside to find fresh interior and exterior paint, new flooring throughout, and an updated 2025 HVAC system to keep you comfortable year-round. Enjoy your mornings on the front porch, or take advantage of the handicap-accessible ramp that makes this home welcoming to everyone. Outside, you'll love the spacious 2-car carport and the enclosed 15x22 workshop, perfect for storage, hobbies, or projects. With so much space, there’s plenty of room for outdoor activities, gardening, or expansion. Just a short walk from the clubhouse, you’ll have easy access to top-notch community amenities including a swimming pool, playground, and basketball court. For outdoor and fishing enthusiasts, the subdivision also offers a private boat ramp to world-famous Lake Fork.

19. 2025-07-30
    listed $175,000 Active 1146-char remark

    Show marketing remark (1146 chars)

    Charming Updated Home on 4 Lots in Holiday Village of Lake Fork. Discover the perfect blend of comfort, convenience, and outdoor living with this beautifully updated 2-bedroom, 1-bath home situated on nearly 0.8 acre in the gated Holiday Village of Lake Fork. Whether you're looking for a peaceful full-time residence or a weekend getaway, this property offers it all. Step inside to find fresh interior and exterior paint, new flooring throughout, and an updated 2025 HVAC system to keep you comfortable year-round. Enjoy your mornings on the front porch, or take advantage of the handicap-accessible ramp that makes this home welcoming to everyone. Outside, you'll love the spacious 2-car carport and the enclosed 15x22 workshop, perfect for storage, hobbies, or projects. With so much space, there’s plenty of room for outdoor activities, gardening, or expansion. Just a short walk from the clubhouse, you’ll have easy access to top-notch community amenities including a swimming pool, playground, and basketball court. For outdoor and fishing enthusiasts, the subdivision also offers a private boat ramp to world-famous Lake Fork.

20. 2025-07-30
    listed $175,000 Active 1146-char remark

    Show marketing remark (1146 chars)

    Charming Updated Home on 4 Lots in Holiday Village of Lake Fork. Discover the perfect blend of comfort, convenience, and outdoor living with this beautifully updated 2-bedroom, 1-bath home situated on nearly 0.8 acre in the gated Holiday Village of Lake Fork. Whether you're looking for a peaceful full-time residence or a weekend getaway, this property offers it all. Step inside to find fresh interior and exterior paint, new flooring throughout, and an updated 2025 HVAC system to keep you comfortable year-round. Enjoy your mornings on the front porch, or take advantage of the handicap-accessible ramp that makes this home welcoming to everyone. Outside, you'll love the spacious 2-car carport and the enclosed 15x22 workshop, perfect for storage, hobbies, or projects. With so much space, there’s plenty of room for outdoor activities, gardening, or expansion. Just a short walk from the clubhouse, you’ll have easy access to top-notch community amenities including a swimming pool, playground, and basketball court. For outdoor and fishing enthusiasts, the subdivision also offers a private boat ramp to world-famous Lake Fork.

ⓘ 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: $415 · $35/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$2,421/yr (+$202/mo · 582.8%)

ⓘ 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 · 26 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: $15,140
• − Mortgage interest: −$8,682
• − Property taxes: −$415
• − Insurance: −$775
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − HOA: −$600
• − Depreciation: −$4,509
• Taxable loss: −$2,265
• Est. tax savings @ 24.0%: +$544
• After-tax cash flow: $959/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

Good 80/100 Cosmetic rehab

This charming updated home on 4 lots in Holiday Village of Lake Fork offers a peaceful full-time residence or weekend getaway with fresh paint, new flooring, and an updated HVAC system.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and outdoor living space
• Both Painting — Fresh paint improves home's appearance and value
• Both Landscaping — Landscaping enhances curb appeal and outdoor living space

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and outdoor living space ↑
• Both Painting — Fresh paint improves home's appearance and value ↑
• Both Landscaping — Landscaping enhances curb appeal and outdoor living space ↑

ⓘ 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: Quitman ISD
• NCES district ID: 4836300
• Math proficiency: 36% ▼ -15.00%
• Reading proficiency: 47% ▼ -4.00%
• Median HH income: $42,081
• Composite: 34.94/100
• National rank: #5063
• State rank: #381 of 826 in TX

Livability — Quitman

• Score: 76/100
• State rank: #106
• US rank: #3504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,011

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 13% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 3% Slovak 3% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 8%

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: ▼ -24.83%
• Current HPI: 234.4883
• 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

-5.7% since first listed

4 events — show timeline

• 2026-01-21 Price Changed $165,000 NTREIS
• 2026-01-21 Price Changed $165,000 GTAR
• 2025-07-30 Listed $175,000 GTAR
• 2025-07-30 Listed $175,000 NTREIS

Property tax history

+24.8%/yr

Latest (2025): $415 · +8.4% YoY. Source: county tax records.