507 S Lamar St · Overton, TX 75684

$114,000

3 bd · 1.0 ba · 1,652 sqft · SingleFamily public records · 6 Days on market

Built 1930 0.33 ac lot $69/sqft · 28% below area Est $147k · 23% under ↓ 12% 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +7.1/10.0
• Appreciation +5.0/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming move-in-ready 3 bed, 1 bath, 1 garage home on a double lot in established Overton neighborhood is now available! This home has been loved by a great family and is ready to find its new owner. Roof around a year old, possibility for a second bath in third bedroom. INVESTORS: this property comes with an additional lot and could be a potential building site (buyer to satisfy)! Call today to schedule your private tour!

Key facts

• Large shaded patio
• Fenced corner lot
• New roof

Tags

• LARGE SHADED PATIO
• NEW ROOF
• FENCED CORNER LOT

Property features AI

Exterior

• Parking: 1-car garage; Concrete driveway/parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single story
• Exterior features: Chain-link fencing

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Electric water heater; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).

Location & tenants

• Location reads 69/100 on livability (#432 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools D+, amenities F, commute F.
• Overton ISD (rural): math 31% / reading 32% proficiency, ranked #582 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 70 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4 units permitted in Rusk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($788 loan paydown + $3k appreciation (3.0% local appreciation)).
• Rusk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $32k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $114,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.21% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.34%
• DSCR: 1.42
• GRM: 6.9

CMA / ARV

• ARV (median comp): $147,427
• List price: $114,000
• Delta: -22.67%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 N Meadowbrook Dr	0.59mi	3/2.0	1,558 (-6%)	1mo	$220,000	$141	58
201 N Meadowbrook Dr	0.61mi	3/2.0	1,507 (-9%)	4mo	$114,400	$76	50
406 E Henderston St	0.29mi	2/2.0 (-1)	1,466 (-11%)	15mo	$239,900	$164	47

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

Projected returns pro-forma

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

5-year hold

• IRR: 16.3%
• Equity multiple: 1.93×
• Total profit: $29,611
• Equity at exit: $51,259

10-year hold

• IRR: 17.9%
• Equity multiple: 3.61×
• Total profit: $83,321
• Equity at exit: $78,997

Cash invested: $31,920 (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 75684

• Active inventory: 70
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$598
• Tax from tax record: −$192 /mo · $2,309/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $248

Break-even live

Break-even rent $1,060

Max offer price $114,000

Occupancy floor 77%

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 E Cottonwood St Overton, TX	2.0	2.0	1210	$1,375	$1.14	21d	1	0.06mi

Listing history 17 events

1. 2026-05-18
   status Pending 396-char remark
2. 2026-05-12
   listed $114,000 Active 396-char remark
3. 2024-04-26
   soldstatus Closed 427-char remark

   Show marketing remark (427 chars)

   Charming move-in-ready 3 bed, 1 bath, 1 garage home on a double lot in established Overton neighborhood is now available! This home has been loved by a great family and is ready to find its new owner. Roof around a year old, possibility for a second bath in third bedroom. INVESTORS: this property comes with an additional lot and could be a potential building site (buyer to satisfy)! Call today to schedule your private tour!

4. 2024-04-22
   soldstatus
5. 2024-04-19
   soldstatus Closed

   Show marketing remark (427 chars)

   Charming move-in-ready 3 bed, 1 bath, 1 garage home on a double lot in established Overton neighborhood is now available! This home has been loved by a great family and is ready to find its new owner. Roof around a year old, possibility for a second bath in third bedroom. INVESTORS: this property comes with an additional lot and could be a potential building site (buyer to satisfy)! Call today to schedule your private tour!

6. 2024-03-19
   historical 427-char remark

   Show marketing remark (427 chars)

   Charming move-in-ready 3 bed, 1 bath, 1 garage home on a double lot in established Overton neighborhood is now available! This home has been loved by a great family and is ready to find its new owner. Roof around a year old, possibility for a second bath in third bedroom. INVESTORS: this property comes with an additional lot and could be a potential building site (buyer to satisfy)! Call today to schedule your private tour!

7. 2024-02-28
   price $104,999 427-char remark

   Show marketing remark (427 chars)

   Charming move-in-ready 3 bed, 1 bath, 1 garage home on a double lot in established Overton neighborhood is now available! This home has been loved by a great family and is ready to find its new owner. Roof around a year old, possibility for a second bath in third bedroom. INVESTORS: this property comes with an additional lot and could be a potential building site (buyer to satisfy)! Call today to schedule your private tour!

8. 2024-02-28
   price $104,999

   Show marketing remark (427 chars)

   Charming move-in-ready 3 bed, 1 bath, 1 garage home on a double lot in established Overton neighborhood is now available! This home has been loved by a great family and is ready to find its new owner. Roof around a year old, possibility for a second bath in third bedroom. INVESTORS: this property comes with an additional lot and could be a potential building site (buyer to satisfy)! Call today to schedule your private tour!

9. 2024-02-16
   price $119,998 427-char remark

   Show marketing remark (427 chars)

   Charming move-in-ready 3 bed, 1 bath, 1 garage home on a double lot in established Overton neighborhood is now available! This home has been loved by a great family and is ready to find its new owner. Roof around a year old, possibility for a second bath in third bedroom. INVESTORS: this property comes with an additional lot and could be a potential building site (buyer to satisfy)! Call today to schedule your private tour!

10. 2024-02-16
    price $119,998

    Show marketing remark (427 chars)

    Charming move-in-ready 3 bed, 1 bath, 1 garage home on a double lot in established Overton neighborhood is now available! This home has been loved by a great family and is ready to find its new owner. Roof around a year old, possibility for a second bath in third bedroom. INVESTORS: this property comes with an additional lot and could be a potential building site (buyer to satisfy)! Call today to schedule your private tour!

11. 2024-01-07
    price $119,999 427-char remark

    Show marketing remark (427 chars)

    Charming move-in-ready 3 bed, 1 bath, 1 garage home on a double lot in established Overton neighborhood is now available! This home has been loved by a great family and is ready to find its new owner. Roof around a year old, possibility for a second bath in third bedroom. INVESTORS: this property comes with an additional lot and could be a potential building site (buyer to satisfy)! Call today to schedule your private tour!

12. 2024-01-04
    price $119,999

    Show marketing remark (427 chars)

    Charming move-in-ready 3 bed, 1 bath, 1 garage home on a double lot in established Overton neighborhood is now available! This home has been loved by a great family and is ready to find its new owner. Roof around a year old, possibility for a second bath in third bedroom. INVESTORS: this property comes with an additional lot and could be a potential building site (buyer to satisfy)! Call today to schedule your private tour!

13. 2023-12-12
    listed $129,999 Active 427-char remark

    Show marketing remark (427 chars)

    Charming move-in-ready 3 bed, 1 bath, 1 garage home on a double lot in established Overton neighborhood is now available! This home has been loved by a great family and is ready to find its new owner. Roof around a year old, possibility for a second bath in third bedroom. INVESTORS: this property comes with an additional lot and could be a potential building site (buyer to satisfy)! Call today to schedule your private tour!

14. 2023-12-10
    listed $129,999 Active

    Show marketing remark (427 chars)

    Charming move-in-ready 3 bed, 1 bath, 1 garage home on a double lot in established Overton neighborhood is now available! This home has been loved by a great family and is ready to find its new owner. Roof around a year old, possibility for a second bath in third bedroom. INVESTORS: this property comes with an additional lot and could be a potential building site (buyer to satisfy)! Call today to schedule your private tour!

15. 2020-04-13
    soldstatus
16. 2003-09-04
    soldstatus
17. 1996-06-03
    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: $2,309 · $192/mo
• Projected year-2 tax: $2,309 · $192/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 ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $16,500
• − Mortgage interest: −$6,386
• − Property taxes: −$2,309
• − Insurance: −$570
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$3,316
• Taxable income: $1,279
• Est. tax owed @ 24.0%: −$307
• After-tax cash flow: $2,675/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: Overton ISD
• NCES district ID: 4833870
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $48,386
• Composite: 27.3/100
• National rank: #7000
• State rank: #582 of 826 in TX

Livability — Overton

• Score: 69/100
• State rank: #432
• US rank: #8906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Overton, TX
• Population (ZIP): 7,655

Population outlook (Rusk County) Hauer SSP2

• Today (2025): 52,498 people
• By 2030: 52,093 · -0.8%
• By 2040: 50,866 · -3.1%
• By 2050: 49,696 · -5.3%
• By 2075: 48,583 · -7.5%
• By 2100: 43,265 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 20% Two or more races 15% Black 11%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Rusk

• 2024 margin: Solid R (+59.4) · D 20.0% · R 79.4%
• 2008→2024 swing: -13.2pp toward R · 2008: -46.3pp · 2024: -59.4pp
• All cycles: 2024: R+59.4 2020: R+55.7 2016: R+56.5 2012: R+51.1 2008: R+46.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-12.3% since first listed

17 events — show timeline

• 2026-05-18 Pending — LAAR
• 2026-05-12 Listed $114,000 LAAR
• 2024-04-26 Sold (MLS) — GTAR
• 2024-04-22 Sold (Public Records) — Public Records
• 2024-04-19 Sold (MLS) — LAAR
• 2024-03-19 Delisted — GTAR
• 2024-02-28 Price Changed $104,999 GTAR
• 2024-02-28 Price Changed $104,999 LAAR
• 2024-02-16 Price Changed $119,998 GTAR
• 2024-02-16 Price Changed $119,998 LAAR
• 2024-01-07 Price Changed $119,999 GTAR
• 2024-01-04 Price Changed $119,999 LAAR
• 2023-12-12 Listed $129,999 GTAR
• 2023-12-10 Listed $129,999 LAAR
• 2020-04-13 Sold (Public Records) — Public Records
• 2003-09-04 Sold (Public Records) — Public Records
• 1996-06-03 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,309 · +3.5% YoY. Source: county tax records.