101 E College St · Big Sandy, TX 75755

$119,000

3 bd · 1.0 ba · 1,980 sqft · SingleFamily public records · 24 Days on market

Built 1950 10,193 sqft lot

---

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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.9/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming opportunity in the heart of Big Sandy! Located at 101 E College St. , this property offers small-town living with convenient access to local schools, dining, and shopping. Beautifully updated with a new roof, flooring, and fresh paint. Whether you’re looking for a starter home, investment property, or a place to make your own, with 3 bedrooms and 2 bathrooms this home has great potential. Great gas stove, two livings areas, and a wood burning fireplace! Featuring a spacious corner lot, inviting curb appeal, and plenty of room to personalize, this property is ready for its next chapter. Enjoy the peaceful East Texas atmosphere while still being within an easy drive to Tyler and Longview. Don’t miss your chance to own a piece of Big Sandy!

Key facts

• Fresh paint
• Two living areas
• Gas stove

Tags

• NEW ROOF
• UPDATED FLOORING
• FRESH PAINT
• GAS STOVE
• TWO LIVING AREAS
• WOOD BURNING FIREPLACE

Property features AI

Finance

• Other: Lot is less than 0.5 acre (approx. 0.234 acres); Subdivision: Big Sandy; County: Upshur
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing; No second mortgage on record; Property listed as Real Estate Owned
• HOA & community: No association

Exterior

• Parking: Covered parking; Carport (2 spaces); Attached garage listed but shows 0 garage spaces
• Security: Smoke detector(s)
• Utilities: City water; City sewer; All-weather road access; Not in a municipal utility district
• Home design: Single family residence; One story; Residential property; Not attached to another property
• Construction: Built in 1950; Siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Gas water heater
• Bedrooms: Three bedrooms (all on main level); Primary bedroom on main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Built-in features; Two living areas; One dining area; Six total rooms
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#710 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: amenities F, commute F, employment F.
• Big Sandy ISD (rural): math 44% / reading 41% proficiency, ranked #330 of 826 in TX (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Big Sandy El (math 42% / reading 47%, grade F, #1,155 of 4,322 statewide, top 29%, 337 students, 77% FRL); Big Sandy J H (math 52% / reading 37%, grade D, #491 of 1,662 statewide, top 31%, 145 students, 71% FRL); Big Sandy H S (math 24% / reading 44%, grade F, #963 of 1,632 statewide, top 61%, 189 students, 62% FRL).
• Market conditions: 102 active listings in the ZIP; 34 units permitted in Upshur County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Upshur County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% 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 $117,215 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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 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?
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: 1.09% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.95%
• DSCR: 1.31
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-6,971
• Equity at exit: $17,743

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $9,861
• Equity at exit: $10,289

Cash invested: $33,320 (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 75755

• Home prices YoY: -18.6%
• Active inventory: 102
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$162 /mo · $1,941/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $193

Break-even live

Break-even rent $1,057

Max offer price $119,000

Occupancy floor 80%

Sensitivity live

Price	-10% $260	-5% $227	+0% $193	+5% $159	+10% $126
Rent	-10% $90	-5% $141	+0% $193	+5% $244	+10% $296
Rate	-1.0pp $253	-0.5pp $223	base $193	+0.5pp $162	+1.0pp $131

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $119,000 Active 24 DOM
2. 2026-06-21
   days on market $119,000 Active 23 DOM
3. 2026-06-18
   days on market $119,000 Active 21 DOM
4. 2026-06-17
   days on market $119,000 Active 20 DOM
5. 2026-06-16
   days on market $119,000 Active 19 DOM
6. 2026-06-15
   days on market $119,000 Active 18 DOM
7. 2026-06-13
   days on market $119,000 Active 16 DOM
8. 2026-06-12
   statusdays on market $119,000 Active 15 DOM
9. 2026-06-09
   days on market $119,000 Active Option Contract 12 DOM
10. 2026-06-08
    days on market $119,000 Active Option Contract 11 DOM
11. 2026-06-08
    statusdays on market $119,000 Active Option Contract 10 DOM
12. 2026-06-05
    days on market $119,000 Active 8 DOM
13. 2026-06-03
    days on market $119,000 Active 6 DOM
14. 2026-06-02
    days on market $119,000 Active 5 DOM
15. 2026-06-01
    days on market $119,000 Active 4 DOM
16. 2026-05-31
    days on market $119,000 Active 3 DOM
17. 2026-05-28
    listed $119,000 Active 768-char remark

    Show marketing remark (768 chars)

    Charming opportunity in the heart of Big Sandy! Located at 101 E College St. , this property offers small-town living with convenient access to local schools, dining, and shopping. Beautifully updated with a new roof, flooring, and fresh paint. Whether you’re looking for a starter home, investment property, or a place to make your own, with 3 bedrooms and 2 bathrooms this home has great potential. Great gas stove, two livings areas, and a wood burning fireplace! Featuring a spacious corner lot, inviting curb appeal, and plenty of room to personalize, this property is ready for its next chapter. Enjoy the peaceful East Texas atmosphere while still being within an easy drive to Tyler and Longview. Don’t miss your chance to own a piece of Big Sandy!

18. 2026-05-28
    listed $119,000 Active 768-char remark

    Show marketing remark (768 chars)

    Charming opportunity in the heart of Big Sandy! Located at 101 E College St. , this property offers small-town living with convenient access to local schools, dining, and shopping. Beautifully updated with a new roof, flooring, and fresh paint. Whether you’re looking for a starter home, investment property, or a place to make your own, with 3 bedrooms and 2 bathrooms this home has great potential. Great gas stove, two livings areas, and a wood burning fireplace! Featuring a spacious corner lot, inviting curb appeal, and plenty of room to personalize, this property is ready for its next chapter. Enjoy the peaceful East Texas atmosphere while still being within an easy drive to Tyler and Longview. Don’t miss your chance to own a piece of Big Sandy!

19. 2026-05-28
    listed $119,000 Active

    Show marketing remark (768 chars)

    Charming opportunity in the heart of Big Sandy! Located at 101 E College St. , this property offers small-town living with convenient access to local schools, dining, and shopping. Beautifully updated with a new roof, flooring, and fresh paint. Whether you’re looking for a starter home, investment property, or a place to make your own, with 3 bedrooms and 2 bathrooms this home has great potential. Great gas stove, two livings areas, and a wood burning fireplace! Featuring a spacious corner lot, inviting curb appeal, and plenty of room to personalize, this property is ready for its next chapter. Enjoy the peaceful East Texas atmosphere while still being within an easy drive to Tyler and Longview. Don’t miss your chance to own a piece of Big Sandy!

20. 2017-10-03
    soldstatus
21. 2009-10-13
    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: $1,941 · $162/mo
• Projected year-2 tax: $2,178 · $181/mo
• Expected delta: +$237/yr (+$20/mo · 12.2%)

ⓘ 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 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,619
• − Mortgage interest: −$6,666
• − Property taxes: −$1,941
• − Insurance: −$595
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$3,462
• Taxable income: $456
• Est. tax owed @ 24.0%: −$110
• After-tax cash flow: $2,205/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: Big Sandy ISD
• NCES district ID: 4810140
• Math proficiency: 44% ▼ -3.00%
• Reading proficiency: 41% ▼ -5.00%
• Median HH income: $44,595
• Composite: 36.07/100
• National rank: #4767
• State rank: #330 of 826 in TX

Livability — Big Sandy

• Score: 65/100
• State rank: #710
• US rank: #13298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Big Sandy, TX
• Population (ZIP): 4,863

Population outlook (Upshur County) Hauer SSP2

• Today (2025): 42,771 people
• By 2030: 43,788 · +2.4%
• By 2040: 45,574 · +6.6%
• By 2050: 46,683 · +9.1%
• By 2075: 49,137 · +14.9%
• By 2100: 47,457 · +11.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 13% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Serbian 5% Slovak 4% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Upshur

• 2024 margin: Solid R (+71.0) · D 14.2% · R 85.2%
• 2008→2024 swing: -22.0pp toward R · 2008: -49.0pp · 2024: -71.0pp
• All cycles: 2024: R+71.0 2020: R+68.5 2016: R+68.0 2012: R+59.8 2008: R+49.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.30%
• Current HPI: 189.9675
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-28 Listed $119,000 NTREIS
• 2026-05-28 Listed $119,000 LAAR
• 2026-05-28 Listed $119,000 GTAR
• 2017-10-03 Sold (Public Records) — Public Records
• 2009-10-13 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,941 · -0.4% YoY. Source: county tax records.