790 Durwood Dr · Ivanhoe, TX 75979

$189,900

4 bd · 2.0 ba · 2,700 sqft · SingleFamily public records · 102 Days on market

Built 2000 1.22 ac lot $70/sqft · 35% below area Est $292k · 35% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• Appreciation +10.0/10.0
• DSCR +4.4/10.0
• 1% rule +3.6/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Stunning 4-bedroom, 2-bath home in Woodville! This spacious 2,700 sq. ft. property sits on a 1.216-acre lot and features brand-new updates throughout, including granite countertops, new flooring, and modern finishes. With plenty of space inside and out, it’s the perfect place to settle in and make it your home. Don’t miss out on this chance to create your perfect space! Schedule a viewing today!

Key facts

• 1.22 acre lot
• Built 2000
• Listed 102 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $37 ($441/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 $163k (13.9% below list).
• Recommended offer: $163k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.5% in Ivanhoe — 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 62/100 on livability (#924 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D, amenities F, commute 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: 215 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 5 units permitted in Tyler County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $163,488 (13.9% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.86% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 9.7

CMA / ARV

• ARV (median comp): $292,336
• List price: $189,900
• Delta: -35.04%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.99×
• Total profit: $105,752
• Equity at exit: $171,077

10-year hold

• IRR: 22.0%
• Equity multiple: 6.82×
• Total profit: $309,563
• Equity at exit: $368,934

Cash invested: $53,172 (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 75979

• Home prices YoY: 20.6%
• Active inventory: 215
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,635 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$180 /mo · $2,158/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $37

Break-even live

Break-even rent $1,588

Max offer price $189,900

Occupancy floor 93%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Elaine Dr Woodville, TX	4.0	2.0	1900	$1,600	$0.84	43d	1	0.94mi

Listing history 38 events

1. 2026-06-16
   statusdays on market $189,900 Pending 102 DOM
2. 2026-06-15
   pricedays on market $189,900 Active 101 DOM
3. 2026-06-14
   days on market $178,900 Active 99 DOM
4. 2026-06-13
   days on market $178,900 Active 98 DOM
5. 2026-06-10
   days on market $178,900 Active 96 DOM
6. 2026-06-09
   days on market $178,900 Active 95 DOM
7. 2026-06-08
   days on market $178,900 Active 94 DOM
8. 2026-06-07
   days on market $178,900 Active 93 DOM
9. 2026-06-05
   pricedays on market $178,900 Active 90 DOM
10. 2026-06-03
    days on market $179,499 Active 89 DOM
11. 2026-06-02
    days on market $179,499 Active 88 DOM
12. 2026-06-01
    days on market $179,499 Active 87 DOM
13. 2026-05-31
    days on market $179,499 Active 86 DOM
14. 2026-05-31
    days on market $179,499 Active 85 DOM
15. 2026-05-15
    status Active 413-char remark

    Show marketing remark (413 chars)

    Stunning 4-bedroom, 2-bath home in Woodville! This spacious 2,700 sq. ft. property sits on a 1.216-acre lot and features brand-new updates throughout, including granite countertops, new flooring, and modern finishes. With plenty of space inside and out, it’s the perfect place to settle in and make it your home. Don’t miss out on this chance to create your perfect space! Schedule a viewing today!

16. 2026-05-15
    price $179,900 413-char remark

    Show marketing remark (413 chars)

    Stunning 4-bedroom, 2-bath home in Woodville! This spacious 2,700 sq. ft. property sits on a 1.216-acre lot and features brand-new updates throughout, including granite countertops, new flooring, and modern finishes. With plenty of space inside and out, it’s the perfect place to settle in and make it your home. Don’t miss out on this chance to create your perfect space! Schedule a viewing today!

17. 2026-05-07
    historical 413-char remark

    Show marketing remark (413 chars)

    Stunning 4-bedroom, 2-bath home in Woodville! This spacious 2,700 sq. ft. property sits on a 1.216-acre lot and features brand-new updates throughout, including granite countertops, new flooring, and modern finishes. With plenty of space inside and out, it’s the perfect place to settle in and make it your home. Don’t miss out on this chance to create your perfect space! Schedule a viewing today!

18. 2026-05-01
    price $189,900 413-char remark

    Show marketing remark (413 chars)

    Stunning 4-bedroom, 2-bath home in Woodville! This spacious 2,700 sq. ft. property sits on a 1.216-acre lot and features brand-new updates throughout, including granite countertops, new flooring, and modern finishes. With plenty of space inside and out, it’s the perfect place to settle in and make it your home. Don’t miss out on this chance to create your perfect space! Schedule a viewing today!

19. 2026-04-25
    price $194,900 413-char remark

    Show marketing remark (413 chars)

    Stunning 4-bedroom, 2-bath home in Woodville! This spacious 2,700 sq. ft. property sits on a 1.216-acre lot and features brand-new updates throughout, including granite countertops, new flooring, and modern finishes. With plenty of space inside and out, it’s the perfect place to settle in and make it your home. Don’t miss out on this chance to create your perfect space! Schedule a viewing today!

20. 2026-04-16
    price $196,900 413-char remark

    Show marketing remark (413 chars)

    Stunning 4-bedroom, 2-bath home in Woodville! This spacious 2,700 sq. ft. property sits on a 1.216-acre lot and features brand-new updates throughout, including granite countertops, new flooring, and modern finishes. With plenty of space inside and out, it’s the perfect place to settle in and make it your home. Don’t miss out on this chance to create your perfect space! Schedule a viewing today!

21. 2026-04-09
    price $197,400 413-char remark

    Show marketing remark (413 chars)

    Stunning 4-bedroom, 2-bath home in Woodville! This spacious 2,700 sq. ft. property sits on a 1.216-acre lot and features brand-new updates throughout, including granite countertops, new flooring, and modern finishes. With plenty of space inside and out, it’s the perfect place to settle in and make it your home. Don’t miss out on this chance to create your perfect space! Schedule a viewing today!

22. 2026-04-01
    price $197,900 413-char remark

    Show marketing remark (413 chars)

    Stunning 4-bedroom, 2-bath home in Woodville! This spacious 2,700 sq. ft. property sits on a 1.216-acre lot and features brand-new updates throughout, including granite countertops, new flooring, and modern finishes. With plenty of space inside and out, it’s the perfect place to settle in and make it your home. Don’t miss out on this chance to create your perfect space! Schedule a viewing today!

23. 2026-03-27
    price $198,500 413-char remark

    Show marketing remark (413 chars)

    Stunning 4-bedroom, 2-bath home in Woodville! This spacious 2,700 sq. ft. property sits on a 1.216-acre lot and features brand-new updates throughout, including granite countertops, new flooring, and modern finishes. With plenty of space inside and out, it’s the perfect place to settle in and make it your home. Don’t miss out on this chance to create your perfect space! Schedule a viewing today!

24. 2026-03-19
    price $198,900 413-char remark

    Show marketing remark (413 chars)

    Stunning 4-bedroom, 2-bath home in Woodville! This spacious 2,700 sq. ft. property sits on a 1.216-acre lot and features brand-new updates throughout, including granite countertops, new flooring, and modern finishes. With plenty of space inside and out, it’s the perfect place to settle in and make it your home. Don’t miss out on this chance to create your perfect space! Schedule a viewing today!

25. 2026-03-13
    status Active 413-char remark

    Show marketing remark (413 chars)

    Stunning 4-bedroom, 2-bath home in Woodville! This spacious 2,700 sq. ft. property sits on a 1.216-acre lot and features brand-new updates throughout, including granite countertops, new flooring, and modern finishes. With plenty of space inside and out, it’s the perfect place to settle in and make it your home. Don’t miss out on this chance to create your perfect space! Schedule a viewing today!

26. 2026-03-05
    status Pending 413-char remark

    Show marketing remark (413 chars)

    Stunning 4-bedroom, 2-bath home in Woodville! This spacious 2,700 sq. ft. property sits on a 1.216-acre lot and features brand-new updates throughout, including granite countertops, new flooring, and modern finishes. With plenty of space inside and out, it’s the perfect place to settle in and make it your home. Don’t miss out on this chance to create your perfect space! Schedule a viewing today!

27. 2026-02-26
    price $199,807 413-char remark

    Show marketing remark (413 chars)

    Stunning 4-bedroom, 2-bath home in Woodville! This spacious 2,700 sq. ft. property sits on a 1.216-acre lot and features brand-new updates throughout, including granite countertops, new flooring, and modern finishes. With plenty of space inside and out, it’s the perfect place to settle in and make it your home. Don’t miss out on this chance to create your perfect space! Schedule a viewing today!

28. 2026-02-18
    listed $199,900 Active 413-char remark

    Show marketing remark (413 chars)

    Stunning 4-bedroom, 2-bath home in Woodville! This spacious 2,700 sq. ft. property sits on a 1.216-acre lot and features brand-new updates throughout, including granite countertops, new flooring, and modern finishes. With plenty of space inside and out, it’s the perfect place to settle in and make it your home. Don’t miss out on this chance to create your perfect space! Schedule a viewing today!

29. 2025-10-18
    historical
30. 2025-10-16
    status Active
31. 2025-10-02
    status Pending
32. 2025-09-24
    status Active
33. 2025-09-24
    price $159,900
34. 2025-09-05
    status Pending
35. 2025-09-05
    price $129,900
36. 2025-09-05
    price $114,999
37. 2025-08-29
    listed $129,900 Active
38. 1994-08-15
    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: $2,158 · $180/mo
• Projected year-2 tax: $3,475 · $290/mo
• Expected delta: +$1,317/yr (+$110/mo · 61.0%)

ⓘ 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 7/10 Severe
• 🌡 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: $19,619
• − Mortgage interest: −$10,637
• − Property taxes: −$2,158
• − Insurance: −$950
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$5,524
• Taxable loss: −$2,790
• Est. tax savings @ 24.0%: +$670
• After-tax cash flow: $1,110/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: 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 — Ivanhoe

• Score: 62/100
• State rank: #924
• US rank: #16451

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ivanhoe, TX
• County: Tyler County · 11,273 people
• Metro: nan
• Population (ZIP): 11,273
• Household income: $51,594
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 117.0

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 (68%)
• Race & ethnicity: White 68% Black 17% Hispanic / Latino 12% Two or more races 7%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 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: ▲ 30.40%
• Current HPI: 178.2196
• Rent YoY: —
• Metro: nan
• 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

+38.5% since first listed

24 events — show timeline

• 2026-05-15 Relisted — HARMLS
• 2026-05-15 Price Changed $179,900 HARMLS
• 2026-05-07 Listing Removed — HARMLS
• 2026-05-01 Price Changed $189,900 HARMLS
• 2026-04-25 Price Changed $194,900 HARMLS
• 2026-04-16 Price Changed $196,900 HARMLS
• 2026-04-09 Price Changed $197,400 HARMLS
• 2026-04-01 Price Changed $197,900 HARMLS
• 2026-03-27 Price Changed $198,500 HARMLS
• 2026-03-19 Price Changed $198,900 HARMLS
• 2026-03-13 Relisted — HARMLS
• 2026-03-05 Pending — HARMLS
• 2026-02-26 Price Changed $199,807 HARMLS
• 2026-02-18 Listed $199,900 HARMLS
• 2025-10-18 Listing Removed — HARMLS
• 2025-10-16 Relisted — HARMLS
• 2025-10-02 Pending — HARMLS
• 2025-09-24 Relisted — HARMLS
• 2025-09-24 Price Changed $159,900 HARMLS
• 2025-09-05 Pending — HARMLS
• 2025-09-05 Price Changed $129,900 HARMLS
• 2025-09-05 Price Changed $114,999 HARMLS
• 2025-08-29 Listed $129,900 HARMLS
• 1994-08-15 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $2,158 · -1.9% YoY. Source: county tax records.