306 Wade St · Olney, TX 76374

$84,847

5 bd · 2.0 ba · 3,457 sqft · SingleFamily public records · 381 Days on market

Built 1975 Poor condition 2.95 ac lot $25/sqft · 53% 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 +4.4/10.0
• Appreciation +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Large custom home with 4 bedrooms, 2 baths, 2 living and dining areas on almost 3 acres. This property is being offered in an online auction event on Hubzu. Check the auction site for details and dates. Property is being offered as is, where is.

Key facts

• 2.95 acre lot
• 2 garage spots
• Built 1975

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $85k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#557 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Olney ISD (town): math 50% / reading 56% proficiency, ranked #150 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 29 active listings in the ZIP; 5 units permitted in Young County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $586 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Young County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-2.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 381 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $175k (67%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,665 (12.0% below list)

Questions for the listing agent

1. It's been on market 381 days. Have you received any prior offers? Is the seller open to a 12% 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 1975 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.72% ✓
• Cap rate: 14.28%
• Cash-on-cash: 28.52%
• DSCR: 2.27
• GRM: 4.9

CMA / ARV

• ARV (median comp): $181,852
• List price: $84,847
• Delta: -53.34%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

-2.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.08×
• Total profit: $25,639
• Equity at exit: $16,270

10-year hold

• IRR: 31.3%
• Equity multiple: 4.02×
• Total profit: $71,750
• Equity at exit: $13,707

Cash invested: $23,757 (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 76374

• Home prices YoY: -1.0%
• Active inventory: 29
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,457 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,273/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $565

Break-even live

Break-even rent $742

Max offer price $84,847

Occupancy floor 56%

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: $21,212
• Closing costs: $2,545
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $84,847 Active 381 DOM
2. 2026-06-17
   days on market $84,847 Active 380 DOM
3. 2026-06-16
   days on market $84,847 Active 379 DOM
4. 2026-06-15
   days on market $84,847 Active 378 DOM
5. 2026-06-15
   days on market $84,847 Active 377 DOM
6. 2026-06-13
   days on market $84,847 Active 376 DOM
7. 2026-06-12
   days on market $84,847 Active 375 DOM
8. 2026-06-10
   days on market $84,847 Active 372 DOM
9. 2026-06-08
   days on market $84,847 Active 371 DOM
10. 2026-06-08
    days on market $84,847 Active 370 DOM
11. 2026-06-07
    days on market $84,847 Active 369 DOM
12. 2026-06-04
    price $84,847 Active 366 DOM
13. 2026-06-03
    days on market $92,225 Active 366 DOM
14. 2026-06-02
    days on market $92,225 Active 365 DOM
15. 2026-06-01
    days on market $92,225 Active 364 DOM
16. 2026-05-31
    days on market $92,225 Active 363 DOM
17. 2026-04-21
    price $92,225 245-char remark

    Show marketing remark (245 chars)

    Large custom home with 4 bedrooms, 2 baths, 2 living and dining areas on almost 3 acres. This property is being offered in an online auction event on Hubzu. Check the auction site for details and dates. Property is being offered as is, where is.

18. 2026-03-13
    price $100,242 245-char remark

    Show marketing remark (245 chars)

    Large custom home with 4 bedrooms, 2 baths, 2 living and dining areas on almost 3 acres. This property is being offered in an online auction event on Hubzu. Check the auction site for details and dates. Property is being offered as is, where is.

19. 2026-02-11
    price $108,962 245-char remark

    Show marketing remark (245 chars)

    Large custom home with 4 bedrooms, 2 baths, 2 living and dining areas on almost 3 acres. This property is being offered in an online auction event on Hubzu. Check the auction site for details and dates. Property is being offered as is, where is.

20. 2026-01-14
    price $118,437 245-char remark

    Show marketing remark (245 chars)

    Large custom home with 4 bedrooms, 2 baths, 2 living and dining areas on almost 3 acres. This property is being offered in an online auction event on Hubzu. Check the auction site for details and dates. Property is being offered as is, where is.

21. 2025-10-29
    price $138,437 245-char remark

    Show marketing remark (245 chars)

    Large custom home with 4 bedrooms, 2 baths, 2 living and dining areas on almost 3 acres. This property is being offered in an online auction event on Hubzu. Check the auction site for details and dates. Property is being offered as is, where is.

22. 2025-10-03
    price $153,819 245-char remark

    Show marketing remark (245 chars)

    Large custom home with 4 bedrooms, 2 baths, 2 living and dining areas on almost 3 acres. This property is being offered in an online auction event on Hubzu. Check the auction site for details and dates. Property is being offered as is, where is.

23. 2025-09-16
    price $170,910 245-char remark

    Show marketing remark (245 chars)

    Large custom home with 4 bedrooms, 2 baths, 2 living and dining areas on almost 3 acres. This property is being offered in an online auction event on Hubzu. Check the auction site for details and dates. Property is being offered as is, where is.

24. 2025-08-20
    price $189,900 245-char remark

    Show marketing remark (245 chars)

    Large custom home with 4 bedrooms, 2 baths, 2 living and dining areas on almost 3 acres. This property is being offered in an online auction event on Hubzu. Check the auction site for details and dates. Property is being offered as is, where is.

25. 2025-07-24
    price $210,600 245-char remark

    Show marketing remark (245 chars)

    Large custom home with 4 bedrooms, 2 baths, 2 living and dining areas on almost 3 acres. This property is being offered in an online auction event on Hubzu. Check the auction site for details and dates. Property is being offered as is, where is.

26. 2025-06-27
    price $234,000 245-char remark

    Show marketing remark (245 chars)

    Large custom home with 4 bedrooms, 2 baths, 2 living and dining areas on almost 3 acres. This property is being offered in an online auction event on Hubzu. Check the auction site for details and dates. Property is being offered as is, where is.

27. 2025-06-02
    listed $260,000 Active 245-char remark

    Show marketing remark (245 chars)

    Large custom home with 4 bedrooms, 2 baths, 2 living and dining areas on almost 3 acres. This property is being offered in an online auction event on Hubzu. Check the auction site for details and dates. Property is being offered as is, where is.

28. 2025-06-01
    historical
29. 2025-04-21
    status Active
30. 2025-04-21
    historical
31. 2025-03-28
    price $299,900
32. 2025-02-21
    listed $330,000 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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $17,484
• − Mortgage interest: −$4,753
• − Property taxes: −$1,273
• − Insurance: −$424
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$2,468
• Taxable income: $5,768
• Est. tax owed @ 24.0%: −$1,384
• After-tax cash flow: $5,392/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

Poor 20/100 Extensive rehab

This property requires extensive renovations to bring it up to current standards, significantly impacting its resale and rental value. Immediate repairs and updates are necessary to improve the home's condition and attract potential buyers.

Repairs flagged

• Major kitchen cabinets — severely dated and worn
• Major bathroom fixtures — likely old and in need of replacement
• Major roof — visible wear on shingles
• Major exterior siding — appears aged and in need of repainting
• Major flooring — carpeted areas appear worn and in need of replacement
• Major interior walls — wallpaper and paint appear outdated and in need of updating

Value-add opportunities

• Resale Kitchen renovation — Modern kitchen will attract more buyers
• Resale Bathroom renovation — Up-to-date bathrooms will appeal to potential buyers
• Both Roof replacement — New roof will improve curb appeal and home value
• Both Exterior painting and landscaping — Fresh paint and landscaping will enhance curb appeal and home value
• Both HVAC system upgrade — Modern HVAC system will improve comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and worn	Major	$15,000–50,000
bathroom fixtures · likely old and in need of replacement	Major	$15,000–50,000
roof · visible wear on shingles	Major	$15,000–50,000
exterior siding · appears aged and in need of repainting	Major	$15,000–50,000
flooring · carpeted areas appear worn and in need of replacement	Major	$15,000–50,000
interior walls · wallpaper and paint appear outdated and in need of updating	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale Kitchen renovation — Modern kitchen will attract more buyers ↑
• Resale Bathroom renovation — Up-to-date bathrooms will appeal to potential buyers ↑
• Both Roof replacement — New roof will improve curb appeal and home value ↑
• Both Exterior painting and landscaping — Fresh paint and landscaping will enhance curb appeal and home value ↑
• Both HVAC system upgrade — Modern HVAC system will improve comfort and energy efficiency ↑

ⓘ 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: Olney ISD
• NCES district ID: 4833630
• Math proficiency: 50% ▼ -15.00%
• Reading proficiency: 56% ▼ -3.00%
• Median HH income: $37,813
• Composite: 44.09/100
• National rank: #2874
• State rank: #150 of 826 in TX

Livability — Olney

• Score: 67/100
• State rank: #557
• US rank: #10736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,915

Population outlook (Young County) Hauer SSP2

• Today (2025): 17,860 people
• By 2030: 17,620 · -1.3%
• By 2040: 17,054 · -4.5%
• By 2050: 16,551 · -7.3%
• By 2075: 15,667 · -12.3%
• By 2100: 14,066 · -21.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 20% Two or more races 7%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Serbian 2% Italian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Asian/Pacific 1%

Political lean MEDSL · Young

• 2024 margin: Solid R (+76.2) · D 11.6% · R 87.8%
• 2008→2024 swing: -12.8pp toward R · 2008: -63.5pp · 2024: -76.2pp
• All cycles: 2024: R+76.2 2020: R+73.8 2016: R+74.6 2012: R+71.5 2008: R+63.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.05%
• Current HPI: 197.3031
• 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

-72.1% since first listed

16 events — show timeline

• 2026-04-21 Price Changed $92,225 NTREIS
• 2026-03-13 Price Changed $100,242 NTREIS
• 2026-02-11 Price Changed $108,962 NTREIS
• 2026-01-14 Price Changed $118,437 NTREIS
• 2025-10-29 Price Changed $138,437 NTREIS
• 2025-10-03 Price Changed $153,819 NTREIS
• 2025-09-16 Price Changed $170,910 NTREIS
• 2025-08-20 Price Changed $189,900 NTREIS
• 2025-07-24 Price Changed $210,600 NTREIS
• 2025-06-27 Price Changed $234,000 NTREIS
• 2025-06-02 Listed $260,000 NTREIS
• 2025-06-01 Listing Removed — NTREIS
• 2025-04-21 Relisted — NTREIS
• 2025-04-21 Listing Removed — NTREIS
• 2025-03-28 Price Changed $299,900 NTREIS
• 2025-02-21 Listed $330,000 NTREIS

Property tax history

+61.5%/yr

Latest (2025): $5,100 · +61.5% YoY. Source: county tax records.