105 Lodge St · Ore City, TX 75683

$49,999

3 bd · 1.0 ba · 984 sqft · SingleFamily public records · 150 Days on market

Built 1990 5,000 sqft lot $51/sqft · 61% 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
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NEW LISTING! We just listed this FIXER UPPER in Ore City, Texas. This property needs some repairs but has a lot of potential. This is a great property for a handyman or investor. WE MAKE IT ESY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• 5,000 sq ft lot
• Built 1990
• Listed 150 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#568 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Ore City ISD (rural): math 29% / reading 33% proficiency, ranked #618 of 826 in TX (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 47 active listings in the ZIP; 34 units permitted in Upshur County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($345 loan paydown + $3k appreciation (5.4% local appreciation)).
• Upshur County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: major wind risk, 53% 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 $43,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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. 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: 2.31% ✓
• Cap rate: 18.89%
• Cash-on-cash: 45.00%
• DSCR: 3.00
• GRM: 3.6

CMA / ARV

• ARV (median comp): $127,529
• List price: $49,999
• Delta: -60.79%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

5.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.4%
• Equity multiple: 4.29×
• Total profit: $46,054
• Equity at exit: $29,451

10-year hold

• IRR: 50.9%
• Equity multiple: 8.85×
• Total profit: $109,936
• Equity at exit: $51,776

Cash invested: $14,000 (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 75683

• Home prices YoY: 3.3%
• Active inventory: 47
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$105 /mo · $1,255/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $525

Break-even live

Break-even rent $491

Max offer price $49,999

Occupancy floor 50%

Sensitivity live

Price	-10% $553	-5% $539	+0% $525	+5% $511	+10% $497
Rent	-10% $434	-5% $479	+0% $525	+5% $571	+10% $616
Rate	-1.0pp $550	-0.5pp $538	base $525	+0.5pp $512	+1.0pp $499

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $49,999 Active 150 DOM
2. 2026-06-18
   days on market $49,999 Active 148 DOM
3. 2026-06-17
   days on market $49,999 Active 147 DOM
4. 2026-06-16
   days on market $49,999 Active 146 DOM
5. 2026-06-15
   days on market $49,999 Active 145 DOM
6. 2026-06-15
   days on market $49,999 Active 144 DOM
7. 2026-06-13
   days on market $49,999 Active 143 DOM
8. 2026-06-12
   days on market $49,999 Active 142 DOM
9. 2026-06-10
   days on market $49,999 Active 139 DOM
10. 2026-06-08
    days on market $49,999 Active 138 DOM
11. 2026-06-08
    days on market $49,999 Active 137 DOM
12. 2026-06-03
    days on market $49,999 Active 133 DOM
13. 2026-06-02
    days on market $49,999 Active 132 DOM
14. 2026-06-01
    days on market $49,999 Active 131 DOM
15. 2026-05-31
    days on market $49,999 Active 130 DOM
16. 2026-01-21
    listed $49,999 Active 402-char remark

    Show marketing remark (402 chars)

    NEW LISTING! We just listed this FIXER UPPER in Ore City, Texas. This property needs some repairs but has a lot of potential. This is a great property for a handyman or investor. WE MAKE IT ESY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

ⓘ 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: $1,255 · $105/mo
• Projected year-2 tax: $1,255 · $105/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,862
• − Mortgage interest: −$2,801
• − Property taxes: −$1,255
• − Insurance: −$250
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$1,455
• Taxable income: $5,884
• Est. tax owed @ 24.0%: −$1,412
• After-tax cash flow: $4,888/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: Ore City ISD
• NCES district ID: 4833840
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 33% ▼ -8.00%
• Median HH income: $39,048
• Composite: 25.97/100
• National rank: #7330
• State rank: #618 of 826 in TX

Livability — Ore City

• Score: 67/100
• State rank: #568
• US rank: #10857

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ore City, TX
• Population (ZIP): 3,713

Population outlook (Upshur County) Hauer SSP2

• Today (2025): 42,771 people
• By 2030: 43,788 · +2.4%
• By 2040: 45,574 · +6.6%
• By 2050: 46,683 · +9.1%
• By 2075: 49,137 · +14.9%
• By 2100: 47,457 · +11.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 13% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Scotch-Irish 2% Serbian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Asian/Pacific 1%

Political lean MEDSL · Upshur

• 2024 margin: Solid R (+71.0) · D 14.2% · R 85.2%
• 2008→2024 swing: -22.0pp toward R · 2008: -49.0pp · 2024: -71.0pp
• All cycles: 2024: R+71.0 2020: R+68.5 2016: R+68.0 2012: R+59.8 2008: R+49.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.37%
• Current HPI: 169.1393
• 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

1 event — show timeline

• 2026-01-21 Listed $49,999 HARMLS

Property tax history

+0.5%/yr

Latest (2025): $1,255 · -3.1% YoY. Source: county tax records.