112 N Thomas Rd · White Oak, TX 75693

$239,000

3 bd · 2.0 ba · 1,770 sqft · SingleFamily public records · 6 Days on market

Built 1967 0.46 ac lot Est $317k · 25% under

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Why this score? — see what drove the C+ 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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Full of character and appeal, this 4-bedroom, 2-bath home in White Oak offers a unique blend of comfort and style. Rich wood accents, warm finishes, and thoughtful updates throughout create a welcoming space that feels like home the moment you walk through the door. Designed for both everyday living and entertaining, the spacious floor plan provides flexibility for growing families and guest. The kitchen is a true standout, featuring upgraded appliances, ample workspace, and a design that blends functionality with character. The living area flows seamlessly into the heart of the home, where rustic details add charm and personality around every corner. Retreating to the primary suite, the be

Key facts

• 0.46 acre lot
• Pool
• Built 1967

Property features AI

Exterior

• Utilities: Natural gas available; Public sewer
• Home design: Single-family residential property
• Exterior features: Wood fencing; Above-ground outdoor private pool

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Gas water heater; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).

Location & tenants

• Location reads 77/100 on livability (#82 in TX, #2,827 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• White Oak ISD (suburban): math 51% / reading 48% proficiency, ranked #176 of 826 in TX (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 72 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 193 units permitted in Gregg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 51% 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 $239,000

Questions for the listing agent

1. Built in 1967 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.13% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.38%
• DSCR: 1.33
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $316,830
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 E Hillcrest	0.36mi	4/3.0 (+1)	2,016 (+14%)	11mo	$359,900	$179	42

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-12,417
• Equity at exit: $35,636

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $23,300
• Equity at exit: $20,664

Cash invested: $66,920 (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 75693

• Home prices YoY: -23.0%
• Active inventory: 72
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$368 /mo · $4,419/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $412

Break-even live

Break-even rent $2,179

Max offer price $239,000

Occupancy floor 80%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3001 Bull Run Trl Longview, TX	3.0	2.0	2026	$2,700	$1.33	13d	1	1.31mi

Listing history 7 events

1. 2026-06-19
   days on market $239,000 Active 6 DOM
2. 2026-06-18
   days on market $239,000 Active 5 DOM
3. 2026-06-17
   days on market $239,000 Active 4 DOM
4. 2026-06-16
   days on market $239,000 Active 3 DOM
5. 2026-06-15
   days on market $239,000 Active 2 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $239,000 Active 1 DOM

ⓘ 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: $4,419 · $368/mo
• Projected year-2 tax: $4,419 · $368/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 · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% 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: $32,400
• − Mortgage interest: −$13,388
• − Property taxes: −$4,419
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − Depreciation: −$6,953
• Taxable income: $1,261
• Est. tax owed @ 24.0%: −$303
• After-tax cash flow: $4,639/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: White Oak ISD
• NCES district ID: 4845480
• Math proficiency: 51% ▲ 1.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $57,293
• Composite: 43.09/100
• National rank: #3088
• State rank: #176 of 826 in TX

Livability — White Oak

• Score: 77/100
• State rank: #82
• US rank: #2827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Oak, TX
• City population: 5,915
• Population (ZIP): 5,915

Population outlook (Gregg County) Hauer SSP2

• Today (2025): 125,947 people
• By 2030: 126,542 · +0.5%
• By 2040: 127,311 · +1.1%
• By 2050: 127,289 · +1.1%
• By 2075: 124,954 · -0.8%
• By 2100: 113,737 · -9.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Two or more races 17% Hispanic / Latino 12% Black 6%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 2% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Gregg

• 2024 margin: Solid R (+42.2) · D 28.5% · R 70.7%
• 2008→2024 swing: -4.6pp toward R · 2008: -37.6pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+36.9 2016: R+41.3 2012: R+39.5 2008: R+37.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.10%
• Current HPI: 250.8482
• 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

3 events — show timeline

• 2026-06-13 Listed $239,000 LAAR
• 2015-10-29 Sold (Public Records) — Public Records
• 1997-11-17 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $4,419 · +9.1% YoY. Source: county tax records.