742 S Moody St · Oakwood, TX 75855

$45,000

3 bd · 1.0 ba · 1,988 sqft · SingleFamily public records · 75 Days on market

Built 1945 0.46 ac lot $23/sqft · 66% 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
• Appreciation +5.2/10.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Special – Farmhouse with Endless Potential Opportunity awaits with this classic frame farmhouse sitting on a pier & beam foundation, ready for someone with vision to bring it back to life. This property has been vacant for an extended period and is being sold as-is, offering a unique chance for investors, flippers, or buyers looking to create their dream rural retreat. Inside, you'll find the home filled with a variety of contents accumulated over time, providing a true clean-out and renovation project from top to bottom. The structure itself offers a solid starting point, with traditional farmhouse character just waiting to be restored. The pier & beam foundation allows for easier access to plumbing and electrical updates, making it an ideal candidate for a full rehab. With the right improvements, this property could be transformed into a charming residence, rental, or resale opportunity. If you're looking for a project with upside potential and aren't afraid to roll up your sleeves, this farmhouse could be the investment you've been searching for. Bring your contractor and your imagination. .. this one has possibilities written all over it! AI was used to remove debris.

Key facts

• Pier beam foundation
• Resale opportunity
• Full rehab

Tags

• PIER BEAM FOUNDATION
• FULL REHAB
• RENTAL OPPORTUNITY
• RESALE OPPORTUNITY
• UPSIDE POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $664 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,177 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D+, crime F, amenities F.
• Oakwood ISD (rural): math 35% / reading 40% proficiency, ranked #853 of 1,141 in TX (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 53 active listings in the ZIP.

Forward outlook

• In year one you build about $467 of equity ($311 loan paydown + $156 appreciation (0.3% local appreciation)).
• At projected returns (0.3% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. Crime grade is F 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?
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: 2.74% ✓
• Cap rate: 24.01%
• Cash-on-cash: 63.27%
• DSCR: 3.82
• GRM: 3.0

CMA / ARV

• ARV (median comp): $132,337
• List price: $45,000
• Delta: -66.00%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
623 N Granger St	0.59mi	4/2.0 (+1)	1,983 (-0%)	11mo	$175,000	$88	54

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

Projected returns pro-forma

0.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 65.5%
• Equity multiple: 4.31×
• Total profit: $41,751
• Equity at exit: $13,851

10-year hold

• IRR: 67.2%
• Equity multiple: 8.75×
• Total profit: $97,664
• Equity at exit: $17,288

Cash invested: $12,600 (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 75855

• Home prices YoY: 0.3%
• Active inventory: 53
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $664

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 41%

Sensitivity live

Price	-10% $695	-5% $680	+0% $664	+5% $649	+10% $633
Rent	-10% $567	-5% $616	+0% $664	+5% $713	+10% $762
Rate	-1.0pp $687	-0.5pp $676	base $664	+0.5pp $653	+1.0pp $641

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $45,000 Active 75 DOM
2. 2026-06-19
   days on market $45,000 Active 73 DOM
3. 2026-06-18
   days on market $45,000 Active 72 DOM
4. 2026-06-17
   days on market $45,000 Active 71 DOM
5. 2026-06-16
   days on market $45,000 Active 70 DOM
6. 2026-06-15
   days on market $45,000 Active 69 DOM
7. 2026-06-14
   days on market $45,000 Active 67 DOM
8. 2026-06-12
   days on market $45,000 Active 66 DOM
9. 2026-06-09
   days on market $45,000 Active 63 DOM
10. 2026-06-08
    days on market $45,000 Active 62 DOM
11. 2026-06-07
    days on market $45,000 Active 61 DOM
12. 2026-06-05
    days on market $45,000 Active 59 DOM
13. 2026-06-04
    days on market $45,000 Active 57 DOM
14. 2026-06-02
    days on market $45,000 Active 56 DOM
15. 2026-06-01
    days on market $45,000 Active 55 DOM
16. 2026-05-31
    days on market $45,000 Active 54 DOM
17. 2026-05-31
    days on market $45,000 Active 53 DOM
18. 2026-05-08
    price $45,000 1217-char remark

    Show marketing remark (1217 chars)

    Investor Special – Farmhouse with Endless Potential Opportunity awaits with this classic frame farmhouse sitting on a pier & beam foundation, ready for someone with vision to bring it back to life. This property has been vacant for an extended period and is being sold as-is, offering a unique chance for investors, flippers, or buyers looking to create their dream rural retreat. Inside, you'll find the home filled with a variety of contents accumulated over time, providing a true clean-out and renovation project from top to bottom. The structure itself offers a solid starting point, with traditional farmhouse character just waiting to be restored. The pier & beam foundation allows for easier access to plumbing and electrical updates, making it an ideal candidate for a full rehab. With the right improvements, this property could be transformed into a charming residence, rental, or resale opportunity. If you're looking for a project with upside potential and aren't afraid to roll up your sleeves, this farmhouse could be the investment you've been searching for. Bring your contractor and your imagination. .. this one has possibilities written all over it! AI was used to remove debris.

19. 2026-04-07
    listed $115,000 Active 1217-char remark

    Show marketing remark (1217 chars)

    Investor Special – Farmhouse with Endless Potential Opportunity awaits with this classic frame farmhouse sitting on a pier & beam foundation, ready for someone with vision to bring it back to life. This property has been vacant for an extended period and is being sold as-is, offering a unique chance for investors, flippers, or buyers looking to create their dream rural retreat. Inside, you'll find the home filled with a variety of contents accumulated over time, providing a true clean-out and renovation project from top to bottom. The structure itself offers a solid starting point, with traditional farmhouse character just waiting to be restored. The pier & beam foundation allows for easier access to plumbing and electrical updates, making it an ideal candidate for a full rehab. With the right improvements, this property could be transformed into a charming residence, rental, or resale opportunity. If you're looking for a project with upside potential and aren't afraid to roll up your sleeves, this farmhouse could be the investment you've been searching for. Bring your contractor and your imagination. .. this one has possibilities written all over it! AI was used to remove debris.

20. 2012-06-18
    soldstatus
21. 2006-09-01
    soldstatus $44,000
22. 2006-08-01
    soldstatus

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 27 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $14,815
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$1,309
• Taxable income: $7,715
• Est. tax owed @ 24.0%: −$1,852
• After-tax cash flow: $6,121/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: Oakwood ISD
• NCES district ID: 4833340
• Math proficiency: 35% ▼ -25.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $35,317
• Composite: 33.54/100
• National rank: #10506
• State rank: #853 of 1141 in TX

Livability — Oakwood

• Score: 59/100
• State rank: #1177
• US rank: #20592

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakwood, TX
• Population (ZIP): 2,779

Population outlook (Leon County) Hauer SSP2

• Today (2025): 17,271 people
• By 2030: 17,271 · +0.0%
• By 2040: 17,151 · -0.7%
• By 2050: 16,863 · -2.4%
• By 2075: 16,304 · -5.6%
• By 2100: 13,968 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 14% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Portuguese 1%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Leon

• 2024 margin: Solid R (+76.7) · D 11.4% · R 88.1%
• 2008→2024 swing: -17.8pp toward R · 2008: -58.9pp · 2024: -76.7pp
• All cycles: 2024: R+76.7 2020: R+74.4 2016: R+74.0 2012: R+68.4 2008: R+58.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.35%
• Current HPI: 121.0165
• 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

+2.3% since first listed

5 events — show timeline

• 2026-05-08 Price Changed $45,000 PAOR
• 2026-04-07 Listed $115,000 PAOR
• 2012-06-18 Sold (Public Records) — Public Records
• 2006-09-01 Sold (Public Records) $44,000 Public Records
• 2006-08-01 Sold (Public Records) — Public Records

Property tax history

+17.1%/yr

Latest (2025): $2,551 · +164.6% YoY. Source: county tax records.