902 Simpson St · Yoakum, TX 77995

$79,900

2 bd · 1.0 ba · 684 sqft · SingleFamily public records · 84 Days on market

Built 2011 0.32 ac lot $117/sqft · 26% below area Est $108k · 26% 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 +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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 $80k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 4.3% 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: schools D+, amenities F, commute 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.
• Market conditions: 111 active listings in the ZIP; 1 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 $552 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (20%) 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 $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.75% ✓
• Cap rate: 14.48%
• Cash-on-cash: 29.24%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (median comp): $107,998
• List price: $79,900
• Delta: -26.02%
• 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
111 Theresa St	0.55mi	1/1.0 (-1)	624 (-9%)	11mo	$110,000	$176	46

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: 23.7%
• Equity multiple: 1.97×
• Total profit: $21,799
• Equity at exit: $11,913

10-year hold

• IRR: 31.6%
• Equity multiple: 3.85×
• Total profit: $63,796
• Equity at exit: $6,908

Cash invested: $22,372 (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 77995

• Home prices YoY: -20.5%
• Active inventory: 111
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$109 /mo · $1,303/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $545

Break-even live

Break-even rent $710

Max offer price $79,900

Occupancy floor 56%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	43d	1	0.60mi

Listing history 21 events

1. 2026-06-18
   days on market $79,900 Active 84 DOM
2. 2026-06-17
   days on market $79,900 Active 83 DOM
3. 2026-06-16
   days on market $79,900 Active 82 DOM
4. 2026-06-15
   days on market $79,900 Active 81 DOM
5. 2026-06-15
   days on market $79,900 Active 80 DOM
6. 2026-06-13
   days on market $79,900 Active 79 DOM
7. 2026-06-12
   days on market $79,900 Active 78 DOM
8. 2026-06-09
   days on market $79,900 Active 75 DOM
9. 2026-06-08
   days on market $79,900 Active 74 DOM
10. 2026-06-08
    days on market $79,900 Active 73 DOM
11. 2026-06-07
    days on market $79,900 Active 72 DOM
12. 2026-06-03
    days on market $79,900 Active 69 DOM
13. 2026-06-02
    pricedays on market $79,900 Active 68 DOM
14. 2026-06-01
    days on market $89,900 Active 67 DOM
15. 2026-05-31
    days on market $89,900 Active 66 DOM
16. 2026-04-29
    price $89,900 126-char remark

    Show marketing remark (126 chars)

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

17. 2026-04-29
    price $89,900 126-char remark

    Show marketing remark (126 chars)

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

18. 2026-03-26
    listed $99,900 Active 126-char remark

    Show marketing remark (126 chars)

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

19. 2026-03-26
    listed $99,900 Active 126-char remark

    Show marketing remark (126 chars)

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

20. 2025-10-09
    historical
21. 2025-07-18
    listed $90,000 Active

ⓘ 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: $1,462 · $122/mo
• Expected delta: +$159/yr (+$13/mo · 12.2%)

ⓘ 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 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: $16,800
• − Mortgage interest: −$4,476
• − Property taxes: −$1,303
• − Insurance: −$400
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$2,324
• Taxable income: $5,610
• Est. tax owed @ 24.0%: −$1,346
• After-tax cash flow: $5,195/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: 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

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
• Population (ZIP): 10,244

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%

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%

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

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.