11537 Violet Rd · Ore City, TX 75683

$75,000

3 bd · 2.0 ba · 1,624 sqft · SingleFamily public records · 23 Days on market

Built 1984 1.00 ac lot $46/sqft · 53% above area ↓ 25% since listing

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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
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Quiet, Private Setting. This 3/2 1984 Home with 1425 sq ft has a covered porch , perfect for morning or evening relaxation, a larger storage building, chain linked fenced in back yard and is approx 30 minuted from Longview where you can find most amenities. , healthcare, shopping ect. Quiet country living !!!! This home is the perfect home for a starter, single, or family home, sitting on . 997 ac there is room for a garden and fenced yard for the kids or pets !! Call today to see if this one fits your needs

Key facts

• 1 acre lot
• Built 1984
• Listed 23 days

Property features AI

Finance

• Financial info: Annual tax amount: $2,823

Exterior

• Utilities: Public water
• Home design: Single-family residential property
• Exterior features: Composition roof; Irregular-shaped lot

Interior

• Kitchen: Electric oven
• Bedrooms: 5 total rooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Electric water heater; Electric oven
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% 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.
• Pittsburg ISD (town): math 54% / reading 44% proficiency, ranked #216 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• 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 $5k of equity ($519 loan paydown + $4k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.78% ✓
• Cap rate: 12.80%
• Cash-on-cash: 23.23%
• DSCR: 2.03
• GRM: 4.7

CMA / ARV

• ARV (median comp): $49,077
• List price: $75,000
• Delta: 52.82%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 33.8%
• Equity multiple: 3.14×
• Total profit: $44,855
• Equity at exit: $44,177

10-year hold

• IRR: 32.0%
• Equity multiple: 6.37×
• Total profit: $112,709
• Equity at exit: $77,666

Cash invested: $21,000 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,334 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$223 /mo · $2,671/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $407

Break-even live

Break-even rent $819

Max offer price $75,000

Occupancy floor 65%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-05
   listed $75,000 Active 364-char remark
2. 2025-10-30
   status Active
3. 2025-03-15
   price $85,000
4. 2025-02-14
   price $95,000
5. 2025-01-30
   price $105,000
6. 2024-12-13
   price $110,000
7. 2024-12-10
   price $115,000
8. 2024-12-02
   price $117,000
9. 2024-11-20
   price $119,000
10. 2024-11-13
    price $121,000
11. 2024-10-26
    listed $122,000 Active
12. 2019-07-23
    soldstatus
13. 2019-07-19
    soldstatus

    Show marketing remark (513 chars)

    Quiet, Private Setting. This 3/2 1984 Home with 1425 sq ft has a covered porch , perfect for morning or evening relaxation, a larger storage building, chain linked fenced in back yard and is approx 30 minuted from Longview where you can find most amenities. , healthcare, shopping ect. Quiet country living !!!! This home is the perfect home for a starter, single, or family home, sitting on . 997 ac there is room for a garden and fenced yard for the kids or pets !! Call today to see if this one fits your needs

14. 2019-04-01
    listed $110,000

    Show marketing remark (513 chars)

    Quiet, Private Setting. This 3/2 1984 Home with 1425 sq ft has a covered porch , perfect for morning or evening relaxation, a larger storage building, chain linked fenced in back yard and is approx 30 minuted from Longview where you can find most amenities. , healthcare, shopping ect. Quiet country living !!!! This home is the perfect home for a starter, single, or family home, sitting on . 997 ac there is room for a garden and fenced yard for the kids or pets !! Call today to see if this one fits your needs

15. 2016-10-17
    soldstatus
16. 2016-10-06
    soldstatus
17. 2016-10-06
    soldstatus
18. 2016-08-20
    listed $99,500
19. 2016-06-16
    listed $99,500
20. 2016-03-04
    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: $2,671 · $223/mo
• Projected year-2 tax: $2,671 · $223/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,005
• − Mortgage interest: −$4,201
• − Property taxes: −$2,671
• − Insurance: −$375
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$2,182
• Taxable income: $4,016
• Est. tax owed @ 24.0%: −$964
• After-tax cash flow: $3,915/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: Pittsburg ISD
• NCES district ID: 4835010
• Math proficiency: 54% ▼ -16.00%
• Reading proficiency: 44% ▼ -16.00%
• Median HH income: $38,136
• Composite: 40.87/100
• National rank: #3627
• State rank: #216 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

• 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

-24.6% since first listed

21 events — show timeline

• 2026-05-30 Pending — LAAR
• 2026-05-05 Listed $75,000 LAAR
• 2025-10-30 Relisted — LAAR
• 2025-03-15 Price Changed $85,000 LAAR
• 2025-02-14 Price Changed $95,000 LAAR
• 2025-01-30 Price Changed $105,000 LAAR
• 2024-12-13 Price Changed $110,000 LAAR
• 2024-12-10 Price Changed $115,000 LAAR
• 2024-12-02 Price Changed $117,000 LAAR
• 2024-11-20 Price Changed $119,000 LAAR
• 2024-11-13 Price Changed $121,000 LAAR
• 2024-10-26 Listed $122,000 LAAR
• 2019-07-23 Sold (Public Records) — Public Records
• 2019-07-19 Sold (MLS) — LAAR
• 2019-04-01 Listed $110,000 LAAR
• 2016-10-17 Sold (Public Records) — Public Records
• 2016-10-06 Sold (MLS) — LAAR
• 2016-10-06 Sold (MLS) — GTAR
• 2016-08-20 Listed $99,500 GTAR
• 2016-06-16 Listed $99,500 LAAR
• 2016-03-04 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $2,671 · -0.6% YoY. Source: county tax records.