103 Lollar · Mount Enterprise, TX 75691

$95,000

3 bd · 1.0 ba · 1,320 sqft · SingleFamily · 61 Days on market

Built 1971 Fair condition 0.28 ac lot

---

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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +5.0/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Ready to move in 3 bed/1 bath brick veneer on slab construction. Metal roof. Located on north side of Mt Enterprise just off Hwy 259 new the Hwy 315 turn. Covered front and back porches, corner lot, attached 2 car garage. This is the one your looking for.

Key facts

• Metal roof
• Brick veneer
• Corner lot

Tags

• BRICK VENEER
• METAL ROOF
• COVERED FRONT AND BACK PORCHES
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#383 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Mount Enterprise ISD (rural): math 38% / reading 42% proficiency, ranked #422 of 826 in TX (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP; 4 units permitted in Rusk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($657 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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: 1.21% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.43%
• DSCR: 1.51
• GRM: 6.9

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: 18.2%
• Equity multiple: 2.04×
• Total profit: $27,595
• Equity at exit: $42,716

10-year hold

• IRR: 19.6%
• Equity multiple: 3.84×
• Total profit: $75,664
• Equity at exit: $65,831

Cash invested: $26,600 (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 75691

• Active inventory: 56
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,152 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $253

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 73%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $95,000 Active 61 DOM
2. 2026-06-18
   days on market $95,000 Active 60 DOM
3. 2026-06-17
   days on market $95,000 Active 59 DOM
4. 2026-06-16
   days on market $95,000 Active 58 DOM
5. 2026-06-15
   days on market $95,000 Active 57 DOM
6. 2026-06-14
   days on market $95,000 Active 55 DOM
7. 2026-06-12
   days on market $95,000 Active 54 DOM
8. 2026-06-09
   days on market $95,000 Active 51 DOM
9. 2026-06-08
   days on market $95,000 Active 50 DOM
10. 2026-06-07
    days on market $95,000 Active 49 DOM
11. 2026-06-05
    days on market $95,000 Active 46 DOM
12. 2026-06-03
    days on market $95,000 Active 45 DOM
13. 2026-06-02
    days on market $95,000 Active 44 DOM
14. 2026-06-01
    days on market $95,000 Active 43 DOM
15. 2026-05-31
    days on market $95,000 Active 42 DOM
16. 2026-05-30
    days on market $95,000 Active 41 DOM
17. 2026-04-19
    listed $95,000 Active 255-char remark

    Show marketing remark (255 chars)

    Ready to move in 3 bed/1 bath brick veneer on slab construction. Metal roof. Located on north side of Mt Enterprise just off Hwy 259 new the Hwy 315 turn. Covered front and back porches, corner lot, attached 2 car garage. This is the one your looking for.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,820
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$2,764
• Taxable income: $1,624
• Est. tax owed @ 24.0%: −$390
• After-tax cash flow: $2,650/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This single-family home requires moderate updates to its kitchen and bathrooms, along with exterior paint, to improve its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — basic and dated
• Moderate exterior paint — brick veneer shows discoloration

Value-add opportunities

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both replace kitchen countertops — Modern countertops improve functionality and appearance
• Both update bathroom fixtures — Newer fixtures increase functionality and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · basic and dated	Minor	$500–3,000
exterior paint · brick veneer shows discoloration	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace kitchen countertops — Modern countertops improve functionality and appearance ↑
• Both update bathroom fixtures — Newer fixtures increase functionality and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mount Enterprise ISD
• NCES district ID: 4831650
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $44,403
• Composite: 33.95/100
• National rank: #5330
• State rank: #422 of 826 in TX

Livability — Mount Enterprise

• Score: 70/100
• State rank: #383
• US rank: #8021

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,673

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 61% Hispanic / Latino 18% Two or more races 17% Black 15%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 3% Iranian 2% Slovak 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 87% 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

1 event — show timeline

• 2026-04-19 Listed $95,000 LAAR