274 W Hill St · Rusk, TX 75785

$99,000

3 bd · 4.0 ba · 1,779 sqft · SingleFamily public records · 19 Days on market

Built 1965 $56/sqft · 32% below area Est $145k · 32% under

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Why this score? — see what drove the A 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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +9.5/10.0
• 1% rule +8.6/10.0
• 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

Investor special! Don't miss out on this great property in Rusk. 3 bed 2 bath, 1876 sq ft home on a corner lot. Bring all offers!

Key facts

• Custom playground
• Attached carport
• Large lot

Tags

• LARGE LOT
• ATTACHED CARPORT
• OUTDOOR SPACE
• MATURE TREES
• CUSTOM PLAYGROUND
• FIRE PIT AREA

Property features AI

Exterior

• Home design: Single-family detached residence; Single story
• Construction: Brick and wood siding construction
• Exterior features: Porch; Chain link fencing; Composition roof

Interior

• Kitchen: Gas oven; Gas range
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric central heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s); Central air

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% 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: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Rusk El (math 47% / reading 57%, grade C-, #742 of 4,322 statewide, top 19%, 288 students, 74% FRL); Rusk J H (math 40% / reading 41%, grade F, #637 of 1,662 statewide, top 39%, 478 students, 65% FRL); Rusk H S (math 42% / reading 47%, grade F, #652 of 1,632 statewide, top 43%, 610 students, 64% FRL).
• 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 $10k of equity ($684 loan paydown + $9k appreciation (9.1% local appreciation)).
• At projected returns (9.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 19 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — 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 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?
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: 1.36% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.85%
• DSCR: 1.71
• GRM: 6.1

CMA / ARV

• ARV (median comp): $144,796
• List price: $99,000
• Delta: -31.63%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 N Henderson St	0.27mi	4/1.0 (+1)	1,674 (-6%)	7mo	$100,000	$60	54
188 Pryor St	0.39mi	3/2.0	1,539 (-14%)	2mo	$120,000	$78	50
154 Caroline St	0.62mi	3/2.0	1,591 (-11%)	20mo	$160,000	$101	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 34.4%
• Equity multiple: 3.57×
• Total profit: $71,165
• Equity at exit: $82,700

10-year hold

• IRR: 30.0%
• Equity multiple: 7.85×
• Total profit: $190,011
• Equity at exit: $171,866

Cash invested: $27,720 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$140 /mo · $1,686/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $366

Break-even live

Break-even rent $887

Max offer price $99,000

Occupancy floor 68%

Sensitivity live

Price	-10% $422	-5% $394	+0% $366	+5% $338	+10% $310
Rent	-10% $259	-5% $313	+0% $366	+5% $419	+10% $473
Rate	-1.0pp $416	-0.5pp $391	base $366	+0.5pp $340	+1.0pp $314

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-19
   status Pending 1332-char remark
2. 2026-04-29
   listed $99,000 Active 1332-char remark
3. 2021-03-12
   soldstatus
4. 2020-10-15
   soldstatus 129-char remark

   Show marketing remark (129 chars)

   Investor special! Don't miss out on this great property in Rusk. 3 bed 2 bath, 1876 sq ft home on a corner lot. Bring all offers!

5. 2020-07-31
   listed $55,999 129-char remark

   Show marketing remark (129 chars)

   Investor special! Don't miss out on this great property in Rusk. 3 bed 2 bath, 1876 sq ft home on a corner lot. Bring all offers!

ⓘ 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: $1,686 · $140/mo
• Projected year-2 tax: $1,812 · $151/mo
• Expected delta: +$126/yr (+$10/mo · 7.5%)

ⓘ 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 · 25 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $16,207
• − Mortgage interest: −$5,546
• − Property taxes: −$1,686
• − Insurance: −$495
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$2,880
• Taxable income: $3,007
• Est. tax owed @ 24.0%: −$722
• After-tax cash flow: $3,671/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

• Census place: Rusk, TX
• 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

+76.8% since first listed

5 events — show timeline

• 2026-05-19 Pending — GTAR
• 2026-04-29 Listed $99,000 GTAR
• 2021-03-12 Sold (Public Records) — Public Records
• 2020-10-15 Sold (MLS) — GTAR
• 2020-07-31 Listed $55,999 GTAR

Property tax history

+0.5%/yr

Latest (2025): $1,686 · -4.9% YoY. Source: county tax records.