501 Aspen St · Wildwood, TX 77663

$179,900

3 bd · 2.0 ba · 1,630 sqft · SingleFamily · 1 Days on market

Excellent condition 0.50 ac lot Est $218k · 18% under

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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).

• Cash flow +16.3/30.0
• ARV discount +15.0/15.0
• Appreciation +5.5/10.0
• DSCR +5.0/10.0
• Condition / age +4.8/5.0
• 1% rule +4.4/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks

Charming Renovated Home in Gated Wildwood Resort City! Discover 501 Aspen in Village Mills, TX 77663 3/2/2 Remodeled and move in ready. This beautifully updated 1,630 sq ft home sits on a spacious 0.53 acre lot in the desirable Wildwood Addition. Enjoy resort style living with 24/7 security, golf course, clubhouse, Lake Kimble, stables, outdoor activities, multi use facility, private landing strip, helipad, library, baseball/softball fields, lighted basketball court, lighted tennis court, beach volleyball, children's playground, boat ramp, fishing pier, camp grounds, RV Parking, and more in this peaceful Big Thicket community. Perfect for relaxation or recreation! Detached garage on a corne

Key facts

• Renovated home
• Clubhouse
• 24/7 security

Tags

• RENOVATED HOME
• GATED WILDWOOD RESORT
• SPACIOUS LOT
• 24/7 SECURITY
• GOLF COURSE
• CLUBHOUSE

Property features AI

Finance

• HOA & community: Homeowners association; Community pool; Community tennis court(s)

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Brick veneer and frame construction; Composition roof; Slab foundation; Built on a 0.5 acre lot
• Exterior features: Tennis court(s); Storage structure

Interior

• Kitchen: Dishwasher; Microwave; Range
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Pantry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $97 ($1k/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 $170k (5.7% below list).
• Recommended offer: $170k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.0% in Wildwood — 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 63/100 on livability (#855 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime C-, schools D-, amenities F.
• Warren ISD (rural): math 37% / reading 45% proficiency, ranked #378 of 826 in TX (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 45 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 5 units permitted in Tyler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.1% local appreciation)).
• Tyler County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $169,686 (5.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.94% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.32%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $218,420
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 Buckeye	0.05mi	3/2.0	1,558 (-4%)	19mo	$55,000	$35	74
404 Pecan	0.12mi	2/3.0 (-1)	1,757 (+8%)	2mo	$254,900	$145	71
1116 N Pine St	0.63mi	2/2.0 (-1)	1,808 (+11%)	3mo	$264,900	$147	45
119 Colorado Spruce Dr	0.66mi	3/1.0	1,844 (+13%)	0mo	$247,000	$134	43
706 E Wildwood	0.66mi	4/2.0 (+1)	1,784 (+9%)	9mo	$175,000	$98	41
729 E Wildwood Dr	0.45mi	2/2.0 (-1)	1,404 (-14%)	15mo	$137,500	$98	39

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

Projected returns pro-forma

1.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.20×
• Total profit: $9,983
• Equity at exit: $61,839

10-year hold

• IRR: 8.3%
• Equity multiple: 2.01×
• Total profit: $51,049
• Equity at exit: $82,506

Cash invested: $50,372 (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 77663

• Home prices YoY: 1.0%
• Active inventory: 45
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,697 medium
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $97

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 89%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 W Wildwood Dr Kountze, TX	3.0	1.5	1125	$1,615	$1.44	13d	1	0.83mi
111 Spruce Ln Wildwood, TX	3.0	2.0	2064	$1,795	$0.87	24d	1	1.14mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $179,900 Active 1 DOM

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $20,362
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$5,233
• Taxable loss: −$1,804
• Est. tax savings @ 24.0%: +$433
• After-tax cash flow: $1,600/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

Excellent 95/100 None rehab

This charming, renovated home in Wildwood Resort City is move-in ready with modern updates and a spacious lot. It offers a great value for both resale and rental.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.
• Both Add a small front porch — Can increase the home's appeal and provide a welcoming entrance.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Add a small front porch — Can increase the home's appeal and provide a welcoming entrance. ↑

ⓘ 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: Warren ISD
• NCES district ID: 4844580
• Math proficiency: 37% ▼ -7.00%
• Reading proficiency: 45% ▲ 2.00%
• Median HH income: $46,575
• Composite: 34.97/100
• National rank: #5059
• State rank: #378 of 826 in TX

Livability — Wildwood

• Score: 63/100
• State rank: #855
• US rank: #15381

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wildwood, TX
• Population (ZIP): 309

Population outlook (Tyler County) Hauer SSP2

• Today (2025): 20,375 people
• By 2030: 20,036 · -1.7%
• By 2040: 19,150 · -6.0%
• By 2050: 18,017 · -11.6%
• By 2075: 15,300 · -24.9%
• By 2100: 11,702 · -42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Lithuanian 9% Polish 9%

Political lean MEDSL · Tyler

• 2024 margin: Solid R (+73.5) · D 13.0% · R 86.5%
• 2008→2024 swing: -29.5pp toward R · 2008: -44.0pp · 2024: -73.5pp
• All cycles: 2024: R+73.5 2020: R+70.3 2016: R+67.2 2012: R+55.5 2008: R+44.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.05%
• Current HPI: 103.9751
• 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

1 event — show timeline

• 2026-06-13 Listed $179,900 BBOR