902 Simpson St · Yoakum, TX 77995

$64,900

2 bd · 1.0 ba · 684 sqft · SingleFamily public records · 182 Days on market

Built 2011 Fair condition 0.32 ac lot $95/sqft · 40% below area Est $108k · 40% under

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable two-bedroom, one-bath home with nice covered front porch, metal roof, concrete floors and a nice open living concept.

Key facts

• Covered front porch
• Metal roof
• Open living concept

Tags

• COVERED FRONT PORCH
• METAL ROOF
• CONCRETE FLOORS
• OPEN LIVING CONCEPT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 3.5% in Yoakum — 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 68/100 on livability (#494 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Yoakum ISD (town): math 48% / reading 42% proficiency, ranked #278 of 826 in TX (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Yoakum Int (math 54% / reading 43%, grade D, #950 of 4,322 statewide, top 22%, 307 students, 80% FRL); Yoakum J H (math 44% / reading 42%, grade D-, #540 of 1,662 statewide, top 33%, 322 students, 72% FRL); Yoakum H S (math 47% / reading 37%, grade F, #730 of 1,632 statewide, top 47%, 482 students, 70% FRL).
• Market conditions: 157 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 9 units permitted in DeWitt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• DeWitt County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $35k (35%) 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; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 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. 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. 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.
7. 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.
8. 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: 1.88% ✓
• Cap rate: 15.32%
• Cash-on-cash: 32.24%
• DSCR: 2.43
• GRM: 4.4

CMA / ARV

• ARV (median comp): $107,927
• List price: $64,900
• Delta: -39.87%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Hope St	0.14mi	2/1.0	728 (+6%)	48mo	$75,000	$103	63
207 E Hugo St	0.38mi	1/1.0 (-1)	840 (+23%)	10mo	$115,000	$137	44
111 Theresa St	0.55mi	1/1.0 (-1)	624 (-9%)	14mo	$110,000	$176	43
308 Poth St	1.03mi	2/1.0	876 (+28%)	0mo	$133,000	$152	40

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: 27.3%
• Equity multiple: 2.13×
• Total profit: $20,615
• Equity at exit: $9,677

10-year hold

• IRR: 34.9%
• Equity multiple: 4.20×
• Total profit: $58,135
• Equity at exit: $5,611

Cash invested: $18,172 (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 →

Active competition Active MLS

• For sale now: 2 active
• Median asking: $93,750 ($133/sqft)
• Median days on market: 111 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +19.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77995

• Home prices YoY: -20.5%
• Active inventory: 157
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$109 /mo · $1,303/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $488

Break-even live

Break-even rent $602

Max offer price $64,900

Occupancy floor 55%

Sensitivity live

Price	-10% $525	-5% $507	+0% $488	+5% $470	+10% $451
Rent	-10% $392	-5% $440	+0% $488	+5% $536	+10% $585
Rate	-1.0pp $521	-0.5pp $505	base $488	+0.5pp $471	+1.0pp $454

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: $16,225
• Closing costs: $1,947
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 W May St Yoakum, TX	1.0	1.0	649	$1,400	$2.16	139d	1	0.60mi
716 West St Apt 8 Yoakum, TX	2.0	2.0	750	$975	$1.30	1d	1	0.79mi

Listing history 50 events

1. 2026-09-24
   days on market $64,900 Active 182 DOM
2. 2026-09-23
   days on market $64,900 Active 181 DOM
3. 2026-09-20
   days on market $64,900 Active 178 DOM
4. 2026-09-19
   days on market $64,900 Active 176 DOM
5. 2026-09-17
   days on market $64,900 Active 175 DOM
6. 2026-09-17
   days on market $64,900 Active 174 DOM
7. 2026-09-16
   days on market $64,900 Active 173 DOM
8. 2026-09-14
   days on market $64,900 Active 172 DOM
9. 2026-09-13
   days on market $64,900 Active 171 DOM
10. 2026-09-12
    days on market $64,900 Active 170 DOM
11. 2026-09-11
    remarks 201-char remark
12. 2026-09-11
    days on market $64,900 Active 169 DOM
13. 2026-09-05
    days on market $64,900 Active 163 DOM
14. 2026-09-04
    days on market $64,900 Active 162 DOM
15. 2026-09-03
    days on market $64,900 Active 161 DOM
16. 2026-09-02
    days on market $64,900 Active 160 DOM
17. 2026-08-29
    days on market $64,900 Active 156 DOM
18. 2026-08-28
    days on market $64,900 Active 155 DOM
19. 2026-08-27
    days on market $64,900 Active 154 DOM
20. 2026-08-26
    days on market $64,900 Active 153 DOM
21. 2026-08-25
    days on market $64,900 Active 152 DOM
22. 2026-08-24
    days on market $64,900 Active 151 DOM
23. 2026-08-23
    days on market $64,900 Active 150 DOM
24. 2026-08-22
    days on market $64,900 Active 149 DOM
25. 2026-08-21
    days on market $64,900 Active 148 DOM
26. 2026-08-20
    days on market $64,900 Active 147 DOM
27. 2026-08-19
    days on market $64,900 Active 146 DOM
28. 2026-08-18
    days on market $64,900 Active 145 DOM
29. 2026-08-17
    days on market $64,900 Active 144 DOM
30. 2026-08-16
    days on market $64,900 Active 143 DOM
31. 2026-08-15
    price $64,900 Active 142 DOM
32. 2026-08-15
    days on market $69,900 Active 142 DOM
33. 2026-08-14
    days on market $69,900 Active 141 DOM
34. 2026-08-13
    days on market $69,900 Active 140 DOM
35. 2026-08-12
    days on market $69,900 Active 139 DOM
36. 2026-08-11
    days on market $69,900 Active 138 DOM
37. 2026-08-10
    days on market $69,900 Active 137 DOM
38. 2026-08-09
    days on market $69,900 Active 136 DOM
39. 2026-08-08
    days on market $69,900 Active 135 DOM
40. 2026-08-07
    days on market $69,900 Active 134 DOM
41. 2026-08-06
    days on market $69,900 Active 133 DOM
42. 2026-08-05
    days on market $69,900 Active 132 DOM
43. 2026-08-04
    days on market $69,900 Active 131 DOM
44. 2026-08-03
    days on market $69,900 Active 130 DOM
45. 2026-07-31
    days on market $69,900 Active 127 DOM
46. 2026-07-30
    days on market $69,900 Active 126 DOM
47. 2026-07-29
    days on market $69,900 Active 125 DOM
48. 2026-07-27
    days on market $69,900 Active 123 DOM
49. 2026-07-26
    days on market $69,900 Active 122 DOM
50. 2026-07-24
    days on market $69,900 Active 120 DOM

ⓘ 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: $1,303 · $109/mo
• Projected year-2 tax: $1,303 · $109/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 19 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: $14,646
• − Mortgage interest: −$3,635
• − Property taxes: −$1,303
• − Insurance: −$324
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$1,888
• Taxable income: $5,152
• Est. tax owed @ 24.0%: −$1,236
• After-tax cash flow: $4,622/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $17,100–$30,780 screening

The home requires extensive repairs and maintenance to improve its condition and increase its value. The roof, exterior siding, flooring, interior walls, landscaping, and fencing are all in poor condition and need to be repaired or replaced.

Components & finishes AI

Roof metal · good Flooring tile Counters granite Appliances white HVAC central · new lt5

Repairs flagged

• Major roof — Metal roof appears to be in poor condition.
• Major exterior siding — Exterior siding appears to be in poor condition.
• Major flooring — Concrete floors appear to be in poor condition.
• Major interior walls — Interior walls appear to be in poor condition.
• Major landscaping — Landscaping appears to be in poor condition.
• Major fencing — Fencing appears to be in poor condition.

Value-add opportunities

• Both paint exterior and interior — Painting the exterior and interior will improve the home's curb appeal and overall appearance. ↑
• Both repair and replace roof — A new roof will improve the home's structural integrity and increase its value. ↑
• Both repair and replace exterior siding — Repairing and replacing exterior siding will improve the home's curb appeal and overall appearance. ↑
• Both repair and replace flooring — Repairing and replacing flooring will improve the home's structural integrity and increase its value. ↑
• Both repair and replace interior walls — Repairing and replacing interior walls will improve the home's structural integrity and increase its value. ↑
• Both repair and replace landscaping — Repairing and replacing landscaping will improve the home's curb appeal and overall appearance. ↑
• Both repair and replace fencing — Repairing and replacing fencing will improve the home's structural integrity and increase its value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Yoakum Pri Middle Yoakum J H D- TX #540/1,662 Nat'l #5,160/14,009 High Yoakum H S F TX #730/1,632 Nat'l #7,572/17,239

Schools (NCES district)

• District: Yoakum ISD
• NCES district ID: 4846620
• Math proficiency: 48% ▲ 6.00%
• Reading proficiency: 42% ▲ 5.00%
• Median HH income: $41,854
• Composite: 37.9/100
• National rank: #4315
• State rank: #278 of 826 in TX

C Composite livability gradescore 68/100

Livability — Yoakum

• Score: 68/100
• State rank: #494
• US rank: #9889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yoakum, TX
• County: DeWitt · 22,271 people
• Population (ZIP): 10,244
• Household income: $53,129
• Rent vs Own: 29.7% rent · 70.3% own
• Severe rent burden: 8% of renters

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Population outlook (DeWitt County) Hauer SSP2

• Today (2025): 22,271 people
• By 2030: 22,953 · +3.1%
• By 2040: 24,396 · +9.5%
• By 2050: 25,921 · +16.4%
• By 2075: 29,672 · +33.2%
• By 2100: 29,516 · +32.5%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 54% Hispanic / Latino 37% Two or more races 14% Black 5%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Serbian 4% Romanian 1% Lithuanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 80% English-only · Spanish 18% Vietnamese 1% Russian/Polish/Slavic 1%

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Political lean MEDSL · DeWitt

• 2024 margin: Solid R (+67.0) · D 16.2% · R 83.3%
• 2008→2024 swing: -19.2pp toward R · 2008: -47.9pp · 2024: -67.0pp
• All cycles: 2024: R+67.0 2020: R+62.5 2016: R+63.8 2012: R+55.1 2008: R+47.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.35%
• Current HPI: 179.2583
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-0.1% since first listed

6 events — show timeline

• 2026-04-29 Price Changed $89,900 NTREIS
• 2026-04-29 Price Changed $89,900 CTXMLS
• 2026-03-26 Listed $99,900 CTXMLS
• 2026-03-26 Listed $99,900 NTREIS
• 2025-10-09 Listing Removed — CTXMLS
• 2025-07-18 Listed $90,000 CTXMLS

Property tax history

+10.1%/yr

Latest (2025): $1,303 · +2.6% YoY. Source: county tax records.