101 Hickory St · Pineland, TX 75968

$89,000

3 bd · 2.0 ba · 1,984 sqft · SingleFamily · 93 Days on market

Built 1951 Fair condition 0.29 ac lot $45/sqft · 57% below area

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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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Charming 2-bedroom, 2 bath home (second bath is unfinished) located within the city limits of Pineland, offering plenty of space and potential! With approximately 1,984 square feet, this older home has seen several updates over the years while still maintaining its character. Inside, you'll find a versatile bonus room that could easily serve as a game room, office or a third bedroom to fit your needs. This property would make a great first home or investment opportunity as a rental. With a solid layout and room to add your personal touch, this home is full of possibilities-don't miss your chance to make it your own!

Key facts

• 0.29 acre lot
• Built 1951
• Listed 93 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#966 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools D+, amenities F, commute F.
• West Sabine ISD (rural): math 33% / reading 32% proficiency, ranked #597 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 43 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($615 loan paydown + $4k appreciation (4.0% local appreciation)).
• Sabine County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 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

• It's been on market 93 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 90% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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 1951 — 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 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: 1.31% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.65%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $205,572
• List price: $89,000
• Delta: -56.71%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

3.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.40×
• Total profit: $34,837
• Equity at exit: $45,043

10-year hold

• IRR: 23.5%
• Equity multiple: 4.66×
• Total profit: $91,304
• Equity at exit: $73,606

Cash invested: $24,920 (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 75968

• Home prices YoY: 5.2%
• Active inventory: 43
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $304

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 69%

Sensitivity live

Price	-10% $366	-5% $335	+0% $304	+5% $273	+10% $243
Rent	-10% $212	-5% $258	+0% $304	+5% $350	+10% $396
Rate	-1.0pp $349	-0.5pp $327	base $304	+0.5pp $281	+1.0pp $258

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $89,000 Active 93 DOM
2. 2026-06-18
   days on market $89,000 Active 91 DOM
3. 2026-06-17
   days on market $89,000 Active 90 DOM
4. 2026-06-16
   days on market $89,000 Active 89 DOM
5. 2026-06-15
   days on market $89,000 Active 88 DOM
6. 2026-06-15
   days on market $89,000 Active 87 DOM
7. 2026-06-13
   days on market $89,000 Active 86 DOM
8. 2026-06-12
   days on market $89,000 Active 85 DOM
9. 2026-06-09
   days on market $89,000 Active 82 DOM
10. 2026-06-08
    days on market $89,000 Active 81 DOM
11. 2026-06-08
    days on market $89,000 Active 80 DOM
12. 2026-06-05
    days on market $89,000 Active 78 DOM
13. 2026-06-03
    days on market $89,000 Active 76 DOM
14. 2026-06-02
    days on market $89,000 Active 75 DOM
15. 2026-06-01
    days on market $89,000 Active 74 DOM
16. 2026-05-31
    days on market $89,000 Active 73 DOM
17. 2026-03-19
    listed $89,000 Active 623-char remark

    Show marketing remark (623 chars)

    Charming 2-bedroom, 2 bath home (second bath is unfinished) located within the city limits of Pineland, offering plenty of space and potential! With approximately 1,984 square feet, this older home has seen several updates over the years while still maintaining its character. Inside, you'll find a versatile bonus room that could easily serve as a game room, office or a third bedroom to fit your needs. This property would make a great first home or investment opportunity as a rental. With a solid layout and room to add your personal touch, this home is full of possibilities-don't miss your chance to make it your own!

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 90% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,963
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$2,589
• Taxable income: $2,375
• Est. tax owed @ 24.0%: −$570
• After-tax cash flow: $3,080/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 · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and updates to improve its condition and value. Painting, roof inspection, and bathroom updates are key areas for investment.

Repairs flagged

• Major Paint — Worn paint on exterior and interior walls
• Moderate Roof inspection — No recent inspection, potential wear
• Major Bathroom finishes — One bathroom unfinished, other dated

Value-add opportunities

• Resale Paint exterior — Fresh paint enhances curb appeal
• Resale Replace roof — A new roof improves property value
• Both Update bathrooms — Modern finishes attract both buyers and renters
• Rental Replace carpet in bedrooms — Fresh carpet improves rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Worn paint on exterior and interior walls	Major	$15,000–50,000
Roof inspection · No recent inspection, potential wear	Moderate	$3,000–15,000
Bathroom finishes · One bathroom unfinished, other dated	Major	$15,000–50,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Resale Paint exterior — Fresh paint enhances curb appeal ↑
• Resale Replace roof — A new roof improves property value ↑
• Both Update bathrooms — Modern finishes attract both buyers and renters ↑
• Rental Replace carpet in bedrooms — Fresh carpet improves rental 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: West Sabine ISD
• NCES district ID: 4845180
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $31,860
• Composite: 26.55/100
• National rank: #7193
• State rank: #597 of 826 in TX

Livability — Pineland

• Score: 62/100
• State rank: #966
• US rank: #17147

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pineland, TX
• Population (ZIP): 1,966

Population outlook (Sabine County) Hauer SSP2

• Today (2025): 9,354 people
• By 2030: 8,806 · -5.9%
• By 2040: 7,871 · -15.9%
• By 2050: 7,224 · -22.8%
• By 2075: 6,351 · -32.1%
• By 2100: 5,465 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 6%
• Common ancestry: Lithuanian 2% Serbian 1% Italian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Sabine

• 2024 margin: Solid R (+78.5) · D 10.6% · R 89.1%
• 2008→2024 swing: -23.7pp toward R · 2008: -54.8pp · 2024: -78.5pp
• All cycles: 2024: R+78.5 2020: R+75.0 2016: R+72.8 2012: R+63.9 2008: R+54.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.98%
• Current HPI: 81.0253
• 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

• 2026-03-19 Listed $89,000 Deep East Texas MLS