124 Pinecrest Dr Dr N · Rusk, TX 75785

$140,000

4 bd · 3.0 ba · 2,002 sqft · SingleFamily public records · 43 Days on market

Built 1978 $70/sqft · 37% below area Est $221k · 37% under

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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 +14.2/30.0
• Appreciation +9.5/10.0
• 1% rule +5.0/10.0
• DSCR +4.3/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

RUSK, TX – HOUSE OR HOME? – Why settle for an ordinary house when you could have this lovely home? This is a beautiful 4-bedroom, 2 bath brick home with a city lot of 0.36 acres. This home has 2002 square feet for all the storage you have been looking for. It has a concrete driveway that leads you straight into your garage. Need to make a trip to town? Don’t worry, you are only 2 miles away! This home comes with Central AC/Heat, electric oven, dishwasher, and many more amazing features! This has the perfect little fenced backyard for the kids to play or even a couple of dogs! Come bring your family or the grandkids to see how this could be your forever home. Don’t wait too long, it might not be here tomorrow! Call today or your own personal showing.

Key facts

• 2 garage spots
• Built 1978
• Listed 42 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $23 ($276/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 $140k (0.2% below list).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 3.0% in Rusk — 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 69/100 on livability (#405 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Rusk ISD (rural): math 40% / reading 43% proficiency, ranked #380 of 826 in TX (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 124 active listings in the ZIP; 39 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($968 loan paydown + $13k appreciation (9.1% local appreciation)).
• At projected returns (9.1% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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: 1.00% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 8.3

CMA / ARV

• ARV (median comp): $220,904
• List price: $140,000
• Delta: -36.62%
• Verdict: UNDERPRICED
• Comps: 15 within 2.0 mi

Projected returns pro-forma

9.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.9%
• Equity multiple: 2.76×
• Total profit: $69,180
• Equity at exit: $116,950

10-year hold

• IRR: 20.6%
• Equity multiple: 6.13×
• Total profit: $200,937
• Equity at exit: $243,043

Cash invested: $39,200 (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 75785

• Home prices YoY: 6.5%
• Active inventory: 124
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,397 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$288 /mo · $3,462/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $23

Break-even live

Break-even rent $1,368

Max offer price $140,000

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-17
   days on market $140,000 Active 43 DOM
2. 2026-06-16
   days on market $140,000 Active 42 DOM
3. 2026-06-15
   days on market $140,000 Active 41 DOM
4. 2026-06-14
   days on market $140,000 Active 39 DOM
5. 2026-06-12
   days on market $140,000 Active 38 DOM
6. 2026-06-09
   days on market $140,000 Active 35 DOM
7. 2026-06-08
   days on market $140,000 Active 34 DOM
8. 2026-06-07
   days on market $140,000 Active 33 DOM
9. 2026-06-07
   pricedays on market $140,000 Active 32 DOM
10. 2026-06-04
    days on market $150,000 Active 29 DOM
11. 2026-06-02
    days on market $150,000 Active 28 DOM
12. 2026-06-01
    days on market $150,000 Active 27 DOM
13. 2026-05-31
    days on market $150,000 Active 26 DOM
14. 2026-05-31
    days on market $150,000 Active 25 DOM
15. 2026-05-18
    price $150,000 202-char remark
16. 2026-05-05
    listed $164,500 Active 202-char remark
17. 2019-05-21
    soldstatus
18. 2019-05-20
    soldstatus 783-char remark

    Show marketing remark (783 chars)

    RUSK, TX – HOUSE OR HOME? – Why settle for an ordinary house when you could have this lovely home? This is a beautiful 4-bedroom, 2 bath brick home with a city lot of 0.36 acres. This home has 2002 square feet for all the storage you have been looking for. It has a concrete driveway that leads you straight into your garage. Need to make a trip to town? Don’t worry, you are only 2 miles away! This home comes with Central AC/Heat, electric oven, dishwasher, and many more amazing features! This has the perfect little fenced backyard for the kids to play or even a couple of dogs! Come bring your family or the grandkids to see how this could be your forever home. Don’t wait too long, it might not be here tomorrow! Call today or your own personal showing.

19. 2019-04-08
    listed $125,000 783-char remark

    Show marketing remark (783 chars)

    RUSK, TX – HOUSE OR HOME? – Why settle for an ordinary house when you could have this lovely home? This is a beautiful 4-bedroom, 2 bath brick home with a city lot of 0.36 acres. This home has 2002 square feet for all the storage you have been looking for. It has a concrete driveway that leads you straight into your garage. Need to make a trip to town? Don’t worry, you are only 2 miles away! This home comes with Central AC/Heat, electric oven, dishwasher, and many more amazing features! This has the perfect little fenced backyard for the kids to play or even a couple of dogs! Come bring your family or the grandkids to see how this could be your forever home. Don’t wait too long, it might not be here tomorrow! Call today or your own personal showing.

20. 2011-11-28
    soldstatus
21. 1998-08-03
    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: $3,462 · $288/mo
• Projected year-2 tax: $3,462 · $288/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 7/10 Severe 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $16,770
• − Mortgage interest: −$7,842
• − Property taxes: −$3,462
• − Insurance: −$700
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$4,073
• Taxable loss: −$1,990
• Est. tax savings @ 24.0%: +$478
• After-tax cash flow: $754/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: Rusk ISD
• NCES district ID: 4838360
• Math proficiency: 40% ▼ -7.00%
• Reading proficiency: 43% ▼ -1.00%
• Median HH income: $41,890
• Composite: 34.96/100
• National rank: #5062
• State rank: #380 of 826 in TX

Livability — Rusk

• Score: 69/100
• State rank: #405
• US rank: #8394

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rusk, TX
• Population (ZIP): 10,769

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 51,949 people
• By 2030: 51,984 · +0.1%
• By 2040: 51,780 · -0.3%
• By 2050: 51,085 · -1.7%
• By 2075: 47,418 · -8.7%
• By 2100: 39,464 · -24.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Black 22% Hispanic / Latino 16% Two or more races 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 1% Portuguese 1% Italian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+62.7) · D 18.3% · R 80.9%
• 2008→2024 swing: -19.5pp toward R · 2008: -43.2pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+55.8 2016: R+56.5 2012: R+51.0 2008: R+43.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.09%
• Current HPI: 147.91
• 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

+12.0% since first listed

7 events — show timeline

• 2026-06-05 Price Changed $140,000 GTAR
• 2026-05-18 Price Changed $150,000 GTAR
• 2019-05-21 Sold (Public Records) — Public Records
• 2019-05-20 Sold (MLS) — GTAR
• 2019-04-08 Listed $125,000 GTAR
• 2011-11-28 Sold (Public Records) — Public Records
• 1998-08-03 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $3,462 · -7.9% YoY. Source: county tax records.