110 Pineland · Daingerfield, TX 75638

$110,000

3 bd · 1.0 ba · 1,508 sqft · SingleFamily public records · 51 Days on market

Built 1953 $73/sqft · 34% below area Est $166k · 34% 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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• Appreciation +6.6/10.0
• 1% rule +5.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Check out this Nice forever or starter home in secluded neighborhood. This 3 bedroom, 1.5 bath home has open floor plan with spacious size kitchen, big utility room, and beautiful wooden floors. This family friendly home has Hvac system, and lots of storage. There is a nice size fenced in back yard for Fido to roam and play. Call us today for your own private tour before it's too late!

Key facts

• Covered patio
• Garage
• Built 1953

Tags

• COVERED PATIO

Property features AI

Exterior

• Parking: Attached garage with 1 parking space
• Home design: Single-family detached residence; Single story
• Construction: Brick veneer construction
• Exterior features: Covered patio/porch; Chain link fencing; Composition roof

Interior

• Kitchen: Electric oven; Electric range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Window air conditioning units
• Interior features: Electric oven and electric range

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#536 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Daingerfield-Lone Star ISD (town): math 24% / reading 32% proficiency, ranked #679 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Daingerfield J H (math 26% / reading 30%, grade F, #1,143 of 1,662 statewide, top 69%, 228 students, 86% FRL); Daingerfield H S (math 12% / reading 47%, grade F, #1,112 of 1,632 statewide, top 70%, 297 students, 83% FRL).
• Market conditions: 82 active listings in the ZIP; 3 units permitted in Morris County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.1% local appreciation)).
• Morris County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, 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 51 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $38k; list at $110k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1953 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.07% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.87%
• DSCR: 1.31
• GRM: 7.8

CMA / ARV

• ARV (median comp): $165,951
• List price: $110,000
• Delta: -33.72%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Hillcrest Blvd	0.66mi	3/2.0	1,445 (-4%)	1mo	$85,000	$59	58
111 Eg Mcmillan Way	0.56mi	3/2.0	1,454 (-4%)	16mo	$209,900	$144	51
1107 Glenn St	0.35mi	3/2.0	1,638 (+9%)	24mo	$175,000	$107	45
119 E G Mcmillan Way	0.59mi	3/2.0	1,333 (-12%)	15mo	$199,000	$149	37

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

Projected returns pro-forma

3.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 1.82×
• Total profit: $25,141
• Equity at exit: $50,140

10-year hold

• IRR: 15.9%
• Equity multiple: 3.37×
• Total profit: $72,998
• Equity at exit: $77,804

Cash invested: $30,800 (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 75638

• Home prices YoY: 1.7%
• Active inventory: 82
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,178 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$131 /mo · $1,578/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $176

Break-even live

Break-even rent $955

Max offer price $110,000

Occupancy floor 80%

Sensitivity live

Price	-10% $239	-5% $208	+0% $176	+5% $145	+10% $114
Rent	-10% $83	-5% $130	+0% $176	+5% $223	+10% $269
Rate	-1.0pp $232	-0.5pp $204	base $176	+0.5pp $148	+1.0pp $119

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $110,000 Active 51 DOM
2. 2026-06-18
   days on market $110,000 Active 50 DOM
3. 2026-06-17
   days on market $110,000 Active 49 DOM
4. 2026-06-16
   days on market $110,000 Active 48 DOM
5. 2026-06-15
   days on market $110,000 Active 47 DOM
6. 2026-06-14
   days on market $110,000 Active 45 DOM
7. 2026-06-12
   days on market $110,000 Active 44 DOM
8. 2026-06-09
   days on market $110,000 Active 41 DOM
9. 2026-06-08
   days on market $110,000 Active 40 DOM
10. 2026-06-07
    days on market $110,000 Active 39 DOM
11. 2026-06-07
    days on market $110,000 Active 38 DOM
12. 2026-06-02
    days on market $110,000 Active 34 DOM
13. 2026-06-01
    days on market $110,000 Active 33 DOM
14. 2026-05-31
    days on market $110,000 Active 32 DOM
15. 2026-05-30
    days on market $110,000 Active 31 DOM
16. 2026-04-29
    listed $110,000 Active 135-char remark
17. 2022-07-14
    soldstatus
18. 2022-02-01
    soldstatus 388-char remark

    Show marketing remark (388 chars)

    Check out this Nice forever or starter home in secluded neighborhood. This 3 bedroom, 1.5 bath home has open floor plan with spacious size kitchen, big utility room, and beautiful wooden floors. This family friendly home has Hvac system, and lots of storage. There is a nice size fenced in back yard for Fido to roam and play. Call us today for your own private tour before it's too late!

19. 2021-11-18
    listed $99,900 388-char remark

    Show marketing remark (388 chars)

    Check out this Nice forever or starter home in secluded neighborhood. This 3 bedroom, 1.5 bath home has open floor plan with spacious size kitchen, big utility room, and beautiful wooden floors. This family friendly home has Hvac system, and lots of storage. There is a nice size fenced in back yard for Fido to roam and play. Call us today for your own private tour before it's too late!

20. 2004-08-06
    soldstatus $38,000
21. 2002-06-17
    soldstatus
22. 1990-03-14
    soldstatus
23. 1957-11-14
    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: $1,578 · $131/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$435/yr (+$36/mo · 27.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,136
• − Mortgage interest: −$6,162
• − Property taxes: −$1,578
• − Insurance: −$550
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$3,200
• Taxable income: $384
• Est. tax owed @ 24.0%: −$92
• After-tax cash flow: $2,025/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: Daingerfield-Lone Star ISD
• NCES district ID: 4816180
• Math proficiency: 24% ▼ -11.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $39,097
• Composite: 23.48/100
• National rank: #7877
• State rank: #679 of 826 in TX

Livability — Daingerfield

• Score: 67/100
• State rank: #536
• US rank: #10463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Daingerfield, TX
• Population (ZIP): 5,363

Population outlook (Morris County) Hauer SSP2

• Today (2025): 11,628 people
• By 2030: 11,126 · -4.3%
• By 2040: 10,181 · -12.4%
• By 2050: 9,408 · -19.1%
• By 2075: 8,268 · -28.9%
• By 2100: 7,463 · -35.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 59% Black 20% Hispanic / Latino 13% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Scottish 4% Italian 2% Lithuanian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 10% Vietnamese 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Morris

• 2024 margin: Solid R (+51.2) · D 24.1% · R 75.3%
• 2008→2024 swing: -30.2pp toward R · 2008: -21.0pp · 2024: -51.2pp
• All cycles: 2024: R+51.2 2020: R+39.4 2016: R+40.6 2012: R+26.7 2008: R+21.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.11%
• Current HPI: 186.7313
• 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

+189.5% since first listed

8 events — show timeline

• 2026-04-29 Listed $110,000 GTAR
• 2022-07-14 Sold (Public Records) — Public Records
• 2022-02-01 Sold (MLS) — LAAR
• 2021-11-18 Listed $99,900 LAAR
• 2004-08-06 Sold (Public Records) $38,000 Public Records
• 2002-06-17 Sold (Public Records) — Public Records
• 1990-03-14 Sold (Public Records) — Public Records
• 1957-11-14 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,578 · +13.3% YoY. Source: county tax records.