10748 W Hwy 84 · Rusk, TX 75785

$112,990

3 bd · 3.0 ba · 2,144 sqft · SingleFamily public records · 535 Days on market

0.52 ac lot $53/sqft · 80% below area ↓ 10% 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 +29.8/30.0
• DSCR +10.0/10.0
• Appreciation +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Calling all investors! This home has "Good Bones" but need cosmetic work done both outside and inside. 4 bedroom/2 back home with eat-in kitchen. Large living room, main bedroom has walk-in closet. Garage has been enclosed for storage and has a 3/4 bath in it, but could easily been made into whatever you need extra room for. Main bathroom has jacuzzi tub with newer shower head and faucets. Some remodeling already done but need completing. Solid pine floors have been mostly sanded ready for new stain and vanish of your choice.

Key facts

• Enclosed garage
• Walk-in closet
• Solid pine floors

Tags

• WALK-IN CLOSET
• JACUZZI TUB
• SOLID PINE FLOORS
• ENCLOSED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.0% in Rusk — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#405 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Rusk ISD (rural): math 40% / reading 43% proficiency, ranked #380 of 826 in TX (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 124 active listings in the ZIP; 39 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($782 loan paydown + $10k appreciation (9.1% local appreciation)).
• At projected returns (9.1% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 535 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,431 (12.0% below list)

Questions for the listing agent

1. It's been on market 535 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 10.71%
• Cash-on-cash: 15.78%
• DSCR: 1.70
• GRM: 6.9

CMA / ARV

• ARV (median comp): $572,629
• List price: $112,990
• Delta: -80.27%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

9.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.3%
• Equity multiple: 3.56×
• Total profit: $81,021
• Equity at exit: $94,387

10-year hold

• IRR: 30.0%
• Equity multiple: 7.83×
• Total profit: $216,186
• Equity at exit: $196,153

Cash invested: $31,637 (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 75785

• Home prices YoY: 6.5%
• Active inventory: 124
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,364 medium
• Mortgage (P&I): −$593
• Tax from tax record: −$22 /mo · $260/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $416

Break-even live

Break-even rent $837

Max offer price $112,990

Occupancy floor 64%

Sensitivity live

Price	-10% $480	-5% $448	+0% $416	+5% $384	+10% $352
Rent	-10% $308	-5% $362	+0% $416	+5% $470	+10% $524
Rate	-1.0pp $473	-0.5pp $445	base $416	+0.5pp $387	+1.0pp $357

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: $28,248
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $112,990 Active 535 DOM
2. 2026-06-18
   days on market $112,990 Active 534 DOM
3. 2026-06-17
   days on market $112,990 Active 533 DOM
4. 2026-06-16
   days on market $112,990 Active 532 DOM
5. 2026-06-15
   days on market $112,990 Active 531 DOM
6. 2026-06-14
   days on market $112,990 Active 529 DOM
7. 2026-06-12
   days on market $112,990 Active 528 DOM
8. 2026-06-09
   days on market $112,990 Active 525 DOM
9. 2026-06-08
   days on market $112,990 Active 524 DOM
10. 2026-06-07
    days on market $112,990 Active 523 DOM
11. 2026-06-07
    days on market $112,990 Active 522 DOM
12. 2026-06-04
    days on market $112,990 Active 519 DOM
13. 2026-06-02
    days on market $112,990 Active 518 DOM
14. 2026-06-01
    days on market $112,990 Active 517 DOM
15. 2026-05-31
    days on market $112,990 Active 516 DOM
16. 2026-05-31
    days on market $112,990 Active 515 DOM
17. 2025-11-05
    price $112,990 542-char remark

    Show marketing remark (542 chars)

    Calling all investors! This home has "Good Bones" but need cosmetic work done both outside and inside. 4 bedroom/2 back home with eat-in kitchen. Large living room, main bedroom has walk-in closet. Garage has been enclosed for storage and has a 3/4 bath in it, but could easily been made into whatever you need extra room for. Main bathroom has jacuzzi tub with newer shower head and faucets. Some remodeling already done but need completing. Solid pine floors have been mostly sanded ready for new stain and vanish of your choice.

18. 2025-01-01
    listed $115,000 Active 542-char remark

    Show marketing remark (542 chars)

    Calling all investors! This home has "Good Bones" but need cosmetic work done both outside and inside. 4 bedroom/2 back home with eat-in kitchen. Large living room, main bedroom has walk-in closet. Garage has been enclosed for storage and has a 3/4 bath in it, but could easily been made into whatever you need extra room for. Main bathroom has jacuzzi tub with newer shower head and faucets. Some remodeling already done but need completing. Solid pine floors have been mostly sanded ready for new stain and vanish of your choice.

19. 2023-12-13
    listed $125,000 Active
20. 2010-01-05
    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: $260 · $22/mo
• Projected year-2 tax: $2,068 · $172/mo
• Expected delta: +$1,807/yr (+$151/mo · 694.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $16,364
• − Mortgage interest: −$6,329
• − Property taxes: −$260
• − Insurance: −$565
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$3,287
• Taxable income: $3,305
• Est. tax owed @ 24.0%: −$793
• After-tax cash flow: $4,199/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: Rusk ISD
• NCES district ID: 4838360
• Math proficiency: 40% ▼ -7.00%
• Reading proficiency: 43% ▼ -1.00%
• Median HH income: $41,890
• Composite: 34.96/100
• National rank: #5062
• State rank: #380 of 826 in TX

Livability — Rusk

• Score: 69/100
• State rank: #405
• US rank: #8394

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,769

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 51,949 people
• By 2030: 51,984 · +0.1%
• By 2040: 51,780 · -0.3%
• By 2050: 51,085 · -1.7%
• By 2075: 47,418 · -8.7%
• By 2100: 39,464 · -24.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Black 22% Hispanic / Latino 16% Two or more races 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 1% Portuguese 1% Italian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+62.7) · D 18.3% · R 80.9%
• 2008→2024 swing: -19.5pp toward R · 2008: -43.2pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+55.8 2016: R+56.5 2012: R+51.0 2008: R+43.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.09%
• Current HPI: 147.91
• 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

-9.6% since first listed

4 events — show timeline

• 2025-11-05 Price Changed $112,990 GTAR
• 2025-01-01 Listed $115,000 GTAR
• 2023-12-13 Listed $125,000 GTAR
• 2010-01-05 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $260 · +10.0% YoY. Source: county tax records.