805 Scott St · Woodville, TX 75979

$29,900

2 bd · 1.5 ba · 1,230 sqft · SingleFamily public records · 664 Days on market

10,454 sqft lot $24/sqft · 78% below area ↓ 40% since listing

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

For Sale AS IS - Investment opportunity nestled in a quiet neighborhood!

Key facts

• Quiet neighborhood
• 0.24 acre lot
• Listed 664 days

Tags

• INVESTMENT OPPORTUNITY
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 33.9% vs local median 2.8% in Woodville — 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 64/100 on livability (#741 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Woodville ISD (town): math 34% / reading 34% proficiency, ranked #563 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 215 active listings in the ZIP; 5 units permitted in Tyler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($207 loan paydown + $3k 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, 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 664 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 664 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 4.12% ✓
• Cap rate: 33.87%
• Cash-on-cash: 98.48%
• DSCR: 5.38
• GRM: 2.0

CMA / ARV

• ARV (median comp): $136,708
• List price: $29,900
• Delta: -78.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 W Live Oak St	0.29mi	2/1.0	1,086 (-12%)	22mo	$147,500	$136	47

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

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 8.18×
• Total profit: $60,109
• Equity at exit: $26,936

10-year hold

• IRR: —
• Equity multiple: 18.05×
• Total profit: $142,733
• Equity at exit: $58,089

Cash invested: $8,372 (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 75979

• Home prices YoY: 20.6%
• Active inventory: 215
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$116 /mo · $1,393/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $687

Break-even live

Break-even rent $361

Max offer price $29,900

Occupancy floor 39%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $29,900 Active 664 DOM
2. 2026-06-17
   days on market $29,900 Active 663 DOM
3. 2026-06-16
   days on market $29,900 Active 662 DOM
4. 2026-06-15
   days on market $29,900 Active 661 DOM
5. 2026-06-14
   days on market $29,900 Active 659 DOM
6. 2026-06-10
   days on market $29,900 Active 656 DOM
7. 2026-06-09
   days on market $29,900 Active 655 DOM
8. 2026-06-08
   days on market $29,900 Active 654 DOM
9. 2026-06-07
   days on market $29,900 Active 653 DOM
10. 2026-06-03
    days on market $29,900 Active 649 DOM
11. 2026-06-02
    days on market $29,900 Active 648 DOM
12. 2026-06-01
    days on market $29,900 Active 647 DOM
13. 2026-05-31
    days on market $29,900 Active 646 DOM
14. 2026-05-31
    days on market $29,900 Active 645 DOM
15. 2025-11-15
    price $29,900 72-char remark

    Show marketing remark (72 chars)

    For Sale AS IS - Investment opportunity nestled in a quiet neighborhood!

16. 2025-05-04
    price $35,000 72-char remark

    Show marketing remark (72 chars)

    For Sale AS IS - Investment opportunity nestled in a quiet neighborhood!

17. 2025-02-28
    price $42,500 72-char remark

    Show marketing remark (72 chars)

    For Sale AS IS - Investment opportunity nestled in a quiet neighborhood!

18. 2024-10-17
    price $47,500 72-char remark

    Show marketing remark (72 chars)

    For Sale AS IS - Investment opportunity nestled in a quiet neighborhood!

19. 2024-08-24
    listed $50,000 Active 72-char remark

    Show marketing remark (72 chars)

    For Sale AS IS - Investment opportunity nestled in a quiet neighborhood!

ⓘ 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: $1,393 · $116/mo
• Projected year-2 tax: $1,393 · $116/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $14,770
• − Mortgage interest: −$1,675
• − Property taxes: −$1,393
• − Insurance: −$150
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$870
• Taxable income: $8,320
• Est. tax owed @ 24.0%: −$1,997
• After-tax cash flow: $6,248/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: Woodville ISD
• NCES district ID: 4846440
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 34% ▼ -3.00%
• Median HH income: $36,581
• Composite: 28.24/100
• National rank: #6800
• State rank: #563 of 826 in TX

Livability — Woodville

• Score: 64/100
• State rank: #741
• US rank: #13727

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodville, TX
• County: Tyler County · 11,273 people
• City population: 11,273
• 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

-40.2% since first listed

5 events — show timeline

• 2025-11-15 Price Changed $29,900 BBOR
• 2025-05-04 Price Changed $35,000 BBOR
• 2025-02-28 Price Changed $42,500 BBOR
• 2024-10-17 Price Changed $47,500 BBOR
• 2024-08-24 Listed $50,000 BBOR

Property tax history

+5.3%/yr

Latest (2025): $1,393 · -11.9% YoY. Source: county tax records.