19588 County Road 481 · Lindale, TX 75771

$189,900

4 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 60 Days on market

Built 1974 0.75 ac lot

---

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).

• Cash flow +18.2/30.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• DSCR +5.7/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cute little 4 bedroom, 2 bath home in the country is waiting for you! 4 bedrooms are hard to find at this price point and this is a great one! Neat and clean and recently updated with new luxury vinyl plank in living, dining, kitchen and bedrooms, new paint throughout, and newer roof! The large .75 acre corner lot has no restrictions and is perfect for your garden, chicken coop or anything your heart desires. All situated in the top-rated Lindale school district. Come enjoy peaceful country living!

Key facts

• Large corner lot
• Newer roof
• New paint

Tags

• NEW LUXURY VINYL PLANK
• NEW PAINT
• NEWER ROOF
• LARGE CORNER LOT
• PEACEFUL COUNTRY LIVING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/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 $177k (7.0% below list).
• Recommended offer: $177k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.3% in Lindale — 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 79/100 on livability (#52 in TX, #2,100 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Lindale ISD (town): math 71% / reading 66% proficiency, ranked #20 of 826 in TX (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 633 active listings in the ZIP; solid renter incomes; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 54% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,658 (7.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.84%
• DSCR: 1.17
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.3%
• Equity multiple: 0.62×
• Total profit: $-19,949
• Equity at exit: $28,315

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-3,510
• Equity at exit: $16,419

Cash invested: $53,172 (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 75771

• Home prices YoY: -30.6%
• Active inventory: 633
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,767 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$150 /mo · $1,803/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $170

Break-even live

Break-even rent $1,551

Max offer price $189,900

Occupancy floor 85%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-08
   status $189,900 Pending 60 DOM
2. 2026-06-07
   days on market $189,900 Active Option Contract 60 DOM
3. 2026-06-03
   days on market $189,900 Active Option Contract 56 DOM
4. 2026-06-02
   days on market $189,900 Active Option Contract 55 DOM
5. 2026-06-01
   days on market $189,900 Active Option Contract 54 DOM
6. 2026-05-31
   days on market $189,900 Active Option Contract 53 DOM
7. 2026-05-30
   days on market $189,900 Active Option Contract 52 DOM
8. 2026-05-08
   status Active 508-char remark

   Show marketing remark (508 chars)

   This cute little 4 bedroom, 2 bath home in the country is waiting for you! 4 bedrooms are hard to find at this price point and this is a great one! Neat and clean and recently updated with new luxury vinyl plank in living, dining, kitchen and bedrooms, new paint throughout, and newer roof! The large .75 acre corner lot has no restrictions and is perfect for your garden, chicken coop or anything your heart desires. All situated in the top-rated Lindale school district. Come enjoy peaceful country living!

9. 2026-05-02
   historical Active Contingent 508-char remark

   Show marketing remark (508 chars)

   This cute little 4 bedroom, 2 bath home in the country is waiting for you! 4 bedrooms are hard to find at this price point and this is a great one! Neat and clean and recently updated with new luxury vinyl plank in living, dining, kitchen and bedrooms, new paint throughout, and newer roof! The large .75 acre corner lot has no restrictions and is perfect for your garden, chicken coop or anything your heart desires. All situated in the top-rated Lindale school district. Come enjoy peaceful country living!

10. 2026-04-08
    listed $189,900 Active 508-char remark

    Show marketing remark (508 chars)

    This cute little 4 bedroom, 2 bath home in the country is waiting for you! 4 bedrooms are hard to find at this price point and this is a great one! Neat and clean and recently updated with new luxury vinyl plank in living, dining, kitchen and bedrooms, new paint throughout, and newer roof! The large .75 acre corner lot has no restrictions and is perfect for your garden, chicken coop or anything your heart desires. All situated in the top-rated Lindale school district. Come enjoy peaceful country living!

11. 2026-03-28
    listed $189,900 Active 507-char remark

    Show marketing remark (507 chars)

    This cute little 4 bedroom, 2 bath home in the country is waiting for you! 4 bedrooms are hard to find at this price point and this is a great one! Neat and clean and recently updated with new luxury vinyl plank in living, dining, kitchen and bedrooms, new paint throughout, and new roof! The large . 75 acre corner lot has no restrictions and is perfect for your garden, chicken coop or anything your heart desires. All situated in the top-rated Lindale school district. Come enjoy peaceful country living!

12. 2025-10-03
    historical
13. 2025-09-26
    historical Active Option Contract
14. 2025-08-06
    listed $189,900 Active
15. 2025-08-01
    price $189,900
16. 2011-06-01
    soldstatus
17. 2003-04-25
    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: $1,803 · $150/mo
• Projected year-2 tax: $3,475 · $290/mo
• Expected delta: +$1,672/yr (+$139/mo · 92.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% 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: $21,199
• − Mortgage interest: −$10,637
• − Property taxes: −$1,803
• − Insurance: −$950
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − Depreciation: −$5,524
• Taxable loss: −$1,107
• Est. tax savings @ 24.0%: +$266
• After-tax cash flow: $2,310/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: Lindale ISD
• NCES district ID: 4827510
• Math proficiency: 71% ▼ -2.00%
• Reading proficiency: 66% ▲ 4.00%
• Median HH income: $57,325
• Composite: 58.85/100
• National rank: #974
• State rank: #20 of 826 in TX

Livability — Lindale

• Score: 79/100
• State rank: #52
• US rank: #2100

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Smith County · 180,570 people
• City population: 21,238
• Metro: Tyler, TX
• Population (ZIP): 21,238
• Household income: $93,462
• Rent vs Own: 21.7% rent · 78.3% own
• Severe rent burden: 166.0

Population outlook (Smith County) Hauer SSP2

• Today (2025): 248,890 people
• By 2030: 261,665 · +5.1%
• By 2040: 286,114 · +15.0%
• By 2050: 308,006 · +23.8%
• By 2075: 354,171 · +42.3%
• By 2100: 372,828 · +49.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 9% Two or more races 6% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -5.6pp toward R · 2008: -39.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.4 2016: R+43.9 2012: R+46.9 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.40%
• Current HPI: 200.187
• Rent YoY: —
• Metro: Tyler, TX
• 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

+0.0% since first listed

10 events — show timeline

• 2026-05-08 Relisted — NTREIS
• 2026-05-02 Contingent — NTREIS
• 2026-04-08 Listed $189,900 NTREIS
• 2026-03-28 Listed $189,900 GTAR
• 2025-10-03 Listing Removed — NTREIS
• 2025-09-26 Contingent — NTREIS
• 2025-08-06 Listed $189,900 NTREIS
• 2025-08-01 Price Changed $189,900 GTAR
• 2011-06-01 Sold (Public Records) — Public Records
• 2003-04-25 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2024): $1,803 · +1.1% YoY. Source: county tax records.