510 Geronimo · Quitman, TX 75783

$89,000

2 bd · 2.0 ba · 1,020 sqft · SingleFamily public records · 62 Days on market

Built 2004 0.33 ac lot $87/sqft · 36% below area Est $139k · 36% under $56/mo HOA · 4% of rent

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into your perfect lakeside escape! This delightful 2-bed, 2-bath single-wide home is diagonally across from all the action at Holiday Village’s recreation hub—think pool days, delicious bites, and playgrounds for the grandkids or guests. Sip your morning coffee on the breezy screened-in porch or bask in the sunroom. The fully fenced double lot is landscaped and ready for summer fun. Bring your boat—there’s a storage shed, carport, and plenty of space. All appliances included—just pack your fishing rod and move in! Lake Fork’s legendary fishing and Holiday Village’s vibrant community await!

Key facts

• 0.33 acre lot
• Parking
• Built 2004

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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: 200 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 $615 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
6. 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.
7. 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: 1.47% ✓
• Cap rate: 11.52%
• Cash-on-cash: 18.68%
• DSCR: 1.83
• GRM: 5.7

CMA / ARV

• ARV (median comp): $139,000
• List price: $89,000
• Delta: -35.97%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
179 Wichita	0.39mi	2/2.0	1,100 (+8%)	10mo	$275,000	$250	61
210 Concho	0.61mi	2/1.0	1,024 (+0%)	15mo	$175,000	$171	54
349 Arapaho	0.59mi	2/1.0	936 (-8%)	3mo	$169,900	$182	53
824 Holiday Village Dr	0.41mi	2/2.0	896 (-12%)	11mo	$164,900	$184	51
399 Cheyenne	0.45mi	3/2.0 (+1)	1,120 (+10%)	14mo	$89,900	$80	46
596 County Road 1214	0.58mi	3/2.0 (+1)	938 (-8%)	13mo	$187,500	$200	44

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: 10.5%
• Equity multiple: 1.41×
• Total profit: $10,323
• Equity at exit: $13,270

10-year hold

• IRR: 19.6%
• Equity multiple: 2.64×
• Total profit: $40,956
• Equity at exit: $7,695

Cash invested: $24,920 (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: 200
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,307 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$85 /mo · $1,016/yr
• Insurance: −$37
• HOA: −$56
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $388

Break-even live

Break-even rent $816

Max offer price $89,000

Occupancy floor 65%

Sensitivity live

Price	-10% $438	-5% $413	+0% $388	+5% $363	+10% $338
Rent	-10% $285	-5% $336	+0% $388	+5% $440	+10% $491
Rate	-1.0pp $433	-0.5pp $411	base $388	+0.5pp $365	+1.0pp $341

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $56 · $672/yr
• Likely covers: landscapingpool

Listing history 12 events

1. 2026-06-12
   statusdays on market $89,000 Pending 62 DOM
2. 2026-06-09
   days on market $89,000 Active Option Contract 60 DOM
3. 2026-06-08
   days on market $89,000 Active Option Contract 59 DOM
4. 2026-06-08
   days on market $89,000 Active Option Contract 58 DOM
5. 2026-06-07
   days on market $89,000 Active Option Contract 57 DOM
6. 2026-06-03
   days on market $89,000 Active Option Contract 54 DOM
7. 2026-06-02
   days on market $89,000 Active Option Contract 53 DOM
8. 2026-06-01
   days on market $89,000 Active Option Contract 52 DOM
9. 2026-05-31
   status $89,000 Active Option Contract 51 DOM
10. 2026-05-31
    days on market $89,000 Active 51 DOM
11. 2026-04-08
    listed $89,000 Active 645-char remark

    Show marketing remark (645 chars)

    Step into your perfect lakeside escape! This delightful 2-bed, 2-bath single-wide home is diagonally across from all the action at Holiday Village’s recreation hub—think pool days, delicious bites, and playgrounds for the grandkids or guests. Sip your morning coffee on the breezy screened-in porch or bask in the sunroom. The fully fenced double lot is landscaped and ready for summer fun. Bring your boat—there’s a storage shed, carport, and plenty of space. All appliances included—just pack your fishing rod and move in! Lake Fork’s legendary fishing and Holiday Village’s vibrant community await!

12. 2005-04-15
    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: $1,016 · $85/mo
• Projected year-2 tax: $1,629 · $136/mo
• Expected delta: +$612/yr (+$51/mo · 60.2%)

ⓘ 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 · 25 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: $15,682
• − Mortgage interest: −$4,985
• − Property taxes: −$1,016
• − Insurance: −$445
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − HOA: −$672
• − Depreciation: −$2,589
• Taxable income: $3,465
• Est. tax owed @ 24.0%: −$832
• After-tax cash flow: $3,823/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: 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

2 events — show timeline

• 2026-04-08 Listed $89,000 NTREIS
• 2005-04-15 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,016 · +19.2% YoY. Source: county tax records.