210 Fears · Pineland, TX 75968

$50,000

3 bd · 1.0 ba · 1,208 sqft · SingleFamily public records · 93 Days on market

Built 1951 0.32 ac lot $41/sqft · 76% below area ↓ 20% 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
• Appreciation +7.0/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming 1951 cottage offers 3 bedrooms, 1 bath, and approximately 1,208 square feet of living space, perfectly set on a generous 0.319-acre fenced lot inside the city of Pineland. The large yard gives you room to garden, play, or add outdoor entertaining space. Nestled within Pineland city limits, the home sits just minutes from local schools, making morning drop-off and afternoon activities quick and easy. Its in-town setting also means you can enjoy small-town charm while still having everyday essentials close by. Outdoor lovers will appreciate how quickly you can be on the water at either Toledo Bend Reservoir or Lake Sam Rayburn, both just a short drive from Pineland. Whether you enjoy fishing, boating, or quiet evenings by the lake, this location places two of East Texas' premier lakes within easy reach for weekend getaways or after-work escapes.

Key facts

• Lake sam rayburn
• Large yard
• Fenced lot

Tags

• FENCED LOT
• LARGE YARD
• TOLEDO BEND RESERVOIR
• LAKE SAM RAYBURN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $46k (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 $2k of equity ($346 loan paydown + $2k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 90% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,500 (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. Built in 1951 — 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: 2.06% ✓
• Cap rate: 16.38%
• Cash-on-cash: 36.01%
• DSCR: 2.60
• GRM: 4.1

CMA / ARV

• ARV (median comp): $205,572
• List price: $50,000
• Delta: -75.68%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 43.2%
• Equity multiple: 3.53×
• Total profit: $35,477
• Equity at exit: $25,305

10-year hold

• IRR: 42.1%
• Equity multiple: 7.12×
• Total profit: $85,721
• Equity at exit: $41,352

Cash invested: $14,000 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,028 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$109 /mo · $1,306/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $420

Break-even live

Break-even rent $496

Max offer price $50,000

Occupancy floor 54%

Sensitivity live

Price	-10% $448	-5% $434	+0% $420	+5% $406	+10% $392
Rent	-10% $339	-5% $380	+0% $420	+5% $461	+10% $501
Rate	-1.0pp $445	-0.5pp $433	base $420	+0.5pp $407	+1.0pp $394

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-24
   price $69,900 869-char remark

   Show marketing remark (869 chars)

   This charming 1951 cottage offers 3 bedrooms, 1 bath, and approximately 1,208 square feet of living space, perfectly set on a generous 0.319-acre fenced lot inside the city of Pineland. The large yard gives you room to garden, play, or add outdoor entertaining space. Nestled within Pineland city limits, the home sits just minutes from local schools, making morning drop-off and afternoon activities quick and easy. Its in-town setting also means you can enjoy small-town charm while still having everyday essentials close by. Outdoor lovers will appreciate how quickly you can be on the water at either Toledo Bend Reservoir or Lake Sam Rayburn, both just a short drive from Pineland. Whether you enjoy fishing, boating, or quiet evenings by the lake, this location places two of East Texas' premier lakes within easy reach for weekend getaways or after-work escapes.

2. 2026-03-17
   price $79,900 869-char remark

   Show marketing remark (869 chars)

   This charming 1951 cottage offers 3 bedrooms, 1 bath, and approximately 1,208 square feet of living space, perfectly set on a generous 0.319-acre fenced lot inside the city of Pineland. The large yard gives you room to garden, play, or add outdoor entertaining space. Nestled within Pineland city limits, the home sits just minutes from local schools, making morning drop-off and afternoon activities quick and easy. Its in-town setting also means you can enjoy small-town charm while still having everyday essentials close by. Outdoor lovers will appreciate how quickly you can be on the water at either Toledo Bend Reservoir or Lake Sam Rayburn, both just a short drive from Pineland. Whether you enjoy fishing, boating, or quiet evenings by the lake, this location places two of East Texas' premier lakes within easy reach for weekend getaways or after-work escapes.

3. 2025-12-03
   listed $86,900 Active 869-char remark

   Show marketing remark (869 chars)

   This charming 1951 cottage offers 3 bedrooms, 1 bath, and approximately 1,208 square feet of living space, perfectly set on a generous 0.319-acre fenced lot inside the city of Pineland. The large yard gives you room to garden, play, or add outdoor entertaining space. Nestled within Pineland city limits, the home sits just minutes from local schools, making morning drop-off and afternoon activities quick and easy. Its in-town setting also means you can enjoy small-town charm while still having everyday essentials close by. Outdoor lovers will appreciate how quickly you can be on the water at either Toledo Bend Reservoir or Lake Sam Rayburn, both just a short drive from Pineland. Whether you enjoy fishing, boating, or quiet evenings by the lake, this location places two of East Texas' premier lakes within easy reach for weekend getaways or after-work escapes.

ⓘ 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: $1,306 · $109/mo
• Projected year-2 tax: $1,306 · $109/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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°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: $12,334
• − Mortgage interest: −$2,801
• − Property taxes: −$1,306
• − Insurance: −$250
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$1,455
• Taxable income: $4,549
• Est. tax owed @ 24.0%: −$1,092
• After-tax cash flow: $3,949/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: 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

-19.6% since first listed

3 events — show timeline

• 2026-04-24 Price Changed $69,900 Deep East Texas MLS
• 2026-03-17 Price Changed $79,900 Deep East Texas MLS
• 2025-12-03 Listed $86,900 Deep East Texas MLS

Property tax history

+3.0%/yr

Latest (2025): $1,306 · +14.1% YoY. Source: county tax records.