348 Louie Bryan Rd · Lake Cherokee, TX 75603

$175,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 8 Days on market

Built 1976 0.37 ac lot

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.7/10.0

Listing remarks

Welcome to country living all near the city! Here is a 3/2/3 home sitting on a . 37 acre corner lot with some much to offer! You will love the large, fenced yard for entertaining guest as well as the workshop for all of your handy workings or crafts. There is also an opportunity to purchase property adjacent to this one at 193 Sally.

Key facts

• Fenced yard
• Workshop
• Corner lot

Tags

• FENCED YARD
• WORKSHOP
• CORNER LOT

Property features AI

Finance

• Other: Annual tax amount approximately $1,992

Exterior

• Parking: Attached garage with 3 car spaces
• Home design: Single-family residential property
• Exterior features: Composition and wood roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Gas water heater; 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (21.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (33.0% below list).
• Recommended offer: $117k (33.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#650 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: schools D-, amenities F, commute F.
• Longview ISD (urban): math 49% / reading 46% proficiency, ranked #244 of 826 in TX (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 active listings in the ZIP; 193 units permitted in Gregg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; moderate 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 $117,299 (33.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1976 — 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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.67% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.26%
• DSCR: 0.77
• GRM: 12.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.5%
• Equity multiple: 2.67×
• Total profit: $81,600
• Equity at exit: $157,654

10-year hold

• IRR: 18.7%
• Equity multiple: 6.12×
• Total profit: $251,012
• Equity at exit: $339,987

Cash invested: $49,000 (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 75603

• Home prices YoY: 17.2%
• Active inventory: 45
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,173 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$151 /mo · $1,811/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-215

Break-even live

Break-even rent $1,445

Max offer price $137,040

Occupancy floor —

Sensitivity live

Price	-10% $-116	-5% $-165	+0% $-215	+5% $-264	+10% $-314
Rent	-10% $-308	-5% $-261	+0% $-215	+5% $-169	+10% $-122
Rate	-1.0pp $-127	-0.5pp $-170	base $-215	+0.5pp $-260	+1.0pp $-306

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $175,000 Active 8 DOM
2. 2026-06-18
   days on market $175,000 Active 7 DOM
3. 2026-06-17
   days on market $175,000 Active 6 DOM
4. 2026-06-16
   days on market $175,000 Active 5 DOM
5. 2026-06-15
   days on market $175,000 Active 4 DOM
6. 2026-06-14
   days on market $175,000 Active 2 DOM
7. 2026-06-13
   remarks 336-char remark
8. 2026-06-13
   listed $175,000 Active 1 DOM

ⓘ 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: $1,811 · $151/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$1,392/yr (+$116/mo · 76.8%)

ⓘ 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 ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $14,076
• − Mortgage interest: −$9,803
• − Property taxes: −$1,811
• − Insurance: −$875
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$5,091
• Taxable loss: −$5,756
• Est. tax savings @ 24.0%: +$1,381
• After-tax cash flow: $-1,197/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: Longview ISD
• NCES district ID: 4828110
• Math proficiency: 49% ▼ -4.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $39,837
• Composite: 39.76/100
• National rank: #3889
• State rank: #244 of 826 in TX

Livability — Lake Cherokee

• Score: 66/100
• State rank: #650
• US rank: #12274

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Cherokee, TX
• Population (ZIP): 6,458

Population outlook (Gregg County) Hauer SSP2

• Today (2025): 125,947 people
• By 2030: 126,542 · +0.5%
• By 2040: 127,311 · +1.1%
• By 2050: 127,289 · +1.1%
• By 2075: 124,954 · -0.8%
• By 2100: 113,737 · -9.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 51% Black 33% Two or more races 14% Hispanic / Latino 12%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 11%

Political lean MEDSL · Gregg

• 2024 margin: Solid R (+42.2) · D 28.5% · R 70.7%
• 2008→2024 swing: -4.6pp toward R · 2008: -37.6pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+36.9 2016: R+41.3 2012: R+39.5 2008: R+37.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 41.04%
• Current HPI: 280.0415
• 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

3 events — show timeline

• 2026-06-11 Listed $175,000 LAAR
• 2019-10-31 Sold (Public Records) — Public Records
• 1993-03-09 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,811 · +9.7% YoY. Source: county tax records.