103 S Wildcat Dr · Big Sandy, TX 75755

$66,500

3 bd · 1.0 ba · 1,856 sqft · SingleFamily public records · 486 Days on market

Built 1938 0.46 ac lot ↓ 49% 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
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICE DROP!!! This captivating 1938 Victorian gem is brimming with character and waiting for your personal touch to restore its former glory. Nestled on a desirable city lot, this home boasts timeless features including original hardwood floors, wide base boards, formal dining with double French doors and covered front porch perfect for enjoying quiet mornings or evenings. Years ago was used for a shop so bring your ideas for an investment property, antique store or remodel to make it your home sweet home. 3 Additional properties available for a package deal. .. Don't miss out!

Key facts

• Covered front porch
• Formal dining
• Double french doors

Tags

• ORIGINAL HARDWOOD FLOORS
• WIDE BASE BOARDS
• FORMAL DINING
• DOUBLE FRENCH DOORS
• COVERED FRONT PORCH

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family detached home; One-story
• Construction: Composition roof
• Exterior features: Covered porch/patio

Interior

• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Gas fireplace; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#710 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: amenities F, commute F, employment F.
• Big Sandy ISD (rural): math 44% / reading 41% proficiency, ranked #330 of 826 in TX (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Big Sandy El (math 42% / reading 47%, grade F, #1,155 of 4,322 statewide, top 29%, 337 students, 77% FRL); Big Sandy J H (math 52% / reading 37%, grade D, #491 of 1,662 statewide, top 31%, 145 students, 71% FRL); Big Sandy H S (math 24% / reading 44%, grade F, #963 of 1,632 statewide, top 61%, 189 students, 62% FRL).
• Market conditions: 101 active listings in the ZIP; 34 units permitted in Upshur County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $460 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Upshur County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 486 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $32k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 52% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 486 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.96% ✓
• Cap rate: 14.17%
• Cash-on-cash: 28.13%
• DSCR: 2.25
• GRM: 4.3

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: 22.4%
• Equity multiple: 1.92×
• Total profit: $17,123
• Equity at exit: $9,915

10-year hold

• IRR: 30.5%
• Equity multiple: 3.75×
• Total profit: $51,116
• Equity at exit: $5,750

Cash invested: $18,620 (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 75755

• Home prices YoY: -18.6%
• Active inventory: 101
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,303 medium
• Mortgage (P&I): −$349
• Tax from tax record: −$216 /mo · $2,596/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $436

Break-even live

Break-even rent $750

Max offer price $66,500

Occupancy floor 62%

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: $16,625
• Closing costs: $1,995
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $66,500 Active 486 DOM
2. 2026-06-17
   days on market $66,500 Active 485 DOM
3. 2026-06-16
   days on market $66,500 Active 484 DOM
4. 2026-06-15
   days on market $66,500 Active 483 DOM
5. 2026-06-13
   days on market $66,500 Active 481 DOM
6. 2026-06-12
   days on market $66,500 Active 480 DOM
7. 2026-06-09
   days on market $66,500 Active 477 DOM
8. 2026-06-08
   days on market $66,500 Active 476 DOM
9. 2026-06-08
   days on market $66,500 Active 475 DOM
10. 2026-06-05
    days on market $66,500 Active 473 DOM
11. 2026-06-03
    days on market $66,500 Active 471 DOM
12. 2026-06-02
    days on market $66,500 Active 470 DOM
13. 2026-06-01
    days on market $66,500 Active 469 DOM
14. 2026-05-31
    days on market $66,500 Active 468 DOM
15. 2026-04-29
    price $66,500
16. 2025-10-03
    status Active
17. 2025-09-06
    status Pending
18. 2025-06-21
    price $69,500
19. 2025-04-17
    price $79,900
20. 2025-01-22
    listed $98,500 Active
21. 2023-12-26
    price $98,500
22. 2023-08-30
    price $99,500
23. 2023-06-13
    listed $129,500 Active

ⓘ 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: $2,596 · $216/mo
• Projected year-2 tax: $2,596 · $216/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 ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $15,634
• − Mortgage interest: −$3,725
• − Property taxes: −$2,596
• − Insurance: −$332
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$1,935
• Taxable income: $4,544
• Est. tax owed @ 24.0%: −$1,091
• After-tax cash flow: $4,147/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: Big Sandy ISD
• NCES district ID: 4810140
• Math proficiency: 44% ▼ -3.00%
• Reading proficiency: 41% ▼ -5.00%
• Median HH income: $44,595
• Composite: 36.07/100
• National rank: #4767
• State rank: #330 of 826 in TX

Livability — Big Sandy

• Score: 65/100
• State rank: #710
• US rank: #13298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Big Sandy, TX
• Population (ZIP): 4,863

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 (81%)
• Race & ethnicity: White 81% Black 13% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Serbian 5% Slovak 4% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -43.30%
• Current HPI: 189.9675
• 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

-48.6% since first listed

9 events — show timeline

• 2026-04-29 Price Changed $66,500 GTAR
• 2025-10-03 Relisted — GTAR
• 2025-09-06 Pending — GTAR
• 2025-06-21 Price Changed $69,500 GTAR
• 2025-04-17 Price Changed $79,900 GTAR
• 2025-01-22 Listed $98,500 GTAR
• 2023-12-26 Price Changed $98,500 GTAR
• 2023-08-30 Price Changed $99,500 GTAR
• 2023-06-13 Listed $129,500 GTAR

Property tax history

+3.2%/yr

Latest (2025): $2,596 · -5.3% YoY. Source: county tax records.