100 Madison Dr · Lake Cherokee, TX 75603

$319,000

4 bd · 3.0 ba · 2,080 sqft · SingleFamily public records · 55 Days on market

Built 1979 0.42 ac lot $153/sqft · 29% below area Est $523k · 39% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +4.0/10.0
• Livability +3.3/5.0
• Cash flow +2.5/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

* * MOTIVATED SELLER - BRING ALL OFFERS!! * * Spacious, Immaculate Home on Corner Lot with Shop - Every inch of this beautifully maintained 4-bedroom, 3-bathroom home is exceptionally clean and move-in ready. Situated on a large corner lot, the property features a privacy fence along with an impressive 28x28 shop complete with an attached equipment shed—perfect for storage, hobbies, or projects. Designed with entertaining in mind, the home offers an open living and dining area, as well as a spacious second living room, providing plenty of room for gatherings or relaxing. The kitchen is both functional and inviting, featuring quality wood cabinetry and convenient pull-out shelving in most lower cabinets. Just off the kitchen, you’ll find a large laundry/mud room for added convenience. The bedroom layout offers privacy and flexibility, with one bedroom featuring its own private bath. The primary suite includes a large walk-in closet and a beautifully remodeled bathroom (2019). Recent updates add even more value, new paint (2023) including a new water heater (2022), roof and gutters on both the home and shop (June 2023), and energy-efficient Woodbridge triple-pane windows installed in 2018 for improved comfort and noise reduction. Also, a new oven and microwave were added to the kitchen appliances. With generous living space inside and out, this home is perfect for families of all sizes. Don’t miss your chance to see this truly exceptional property in person!

Key facts

• 28x28 shop
• Privacy fence
• Corner lot

Tags

• CORNER LOT
• PRIVACY FENCE
• 28X28 SHOP
• ATTACHED EQUIPMENT SHED
• OPEN LIVING AND DINING AREA
• SPACIOUS SECOND LIVING ROOM

Property features AI

Finance

• Other: Survey available; Aerial photo available; Exclusions: personal items and garage fridge, washer/dryer
• Financial info: Accepts Cash, Conventional, FHA, USDA, and VA financing
• HOA & community: No association

Exterior

• Parking: Attached garage (1 car) with garage door opener; Additional asphalt driveway parking
• Security: Smoke detectors; Audio and video surveillance present
• Utilities: Aerobic septic; Co-op water; Electricity connected; Asphalt (driveway/parking)
• Home design: Single family residence; One story; Property attached: Yes
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1979 (preowned)
• Exterior features: Gutters; Covered patio/porch; Privacy wood fencing; Corner lot; Workshop with electricity

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms (primary bedroom on main level with walk-in closet)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Open floorplan; Tile counters; Walk-in closets; Window coverings
• Laundry & utility: Utility room; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (61.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (56.3% below list).
• Recommended offer: $124k (61.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 66/100 on livability (#650 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: amenities F, commute F, health & safety D-.
• Longview ISD (urban): math 49% / reading 46% proficiency, ranked #244 of 826 in TX (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ned E Williams El (math 41% / reading 35%, grade F, #1,709 of 4,322 statewide, top 40%, 377 students, 93% FRL, charter) — zoned schools average 93% FRL vs 66% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 45 active listings in the ZIP; 193 units permitted in Gregg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 4 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: major wind risk, 65% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,812 (61.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 61% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.44% ✗
• Cap rate: 2.14%
• Cash-on-cash: -14.84%
• DSCR: 0.34
• GRM: 19.1

CMA / ARV

• ARV (median comp): $522,866
• List price: $319,000
• Delta: -38.99%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 2.16×
• Total profit: $103,385
• Equity at exit: $287,380

10-year hold

• IRR: 14.0%
• Equity multiple: 5.03×
• Total profit: $359,835
• Equity at exit: $619,747

Cash invested: $89,320 (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 75603

• Home prices YoY: 17.2%
• Active inventory: 45
• Price-to-rent: 19.1×

Monthly cashflow live

• Estimated rent: $1,393 medium
• Mortgage (P&I): −$1,673
• Tax from tax record: −$400 /mo · $4,798/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $-1,105

Break-even live

Break-even rent $2,792

Max offer price $123,812

Occupancy floor —

Sensitivity live

Price	-10% $-924	-5% $-1,015	+0% $-1,105	+5% $-1,195	+10% $-1,285
Rent	-10% $-1,215	-5% $-1,160	+0% $-1,105	+5% $-1,050	+10% $-995
Rate	-1.0pp $-944	-0.5pp $-1,024	base $-1,105	+0.5pp $-1,188	+1.0pp $-1,272

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $319,000 Active 55 DOM
2. 2026-06-18
   days on market $319,000 Active 54 DOM
3. 2026-06-17
   days on market $319,000 Active 53 DOM
4. 2026-06-16
   days on market $319,000 Active 52 DOM

   Show marketing remark (1504 chars)

   * * MOTIVATED SELLER - BRING ALL OFFERS!! * * Spacious, Immaculate Home on Corner Lot with Shop - Every inch of this beautifully maintained 4-bedroom, 3-bathroom home is exceptionally clean and move-in ready. Situated on a large corner lot, the property features a privacy fence along with an impressive 28x28 shop complete with an attached equipment shed—perfect for storage, hobbies, or projects. Designed with entertaining in mind, the home offers an open living and dining area, as well as a spacious second living room, providing plenty of room for gatherings or relaxing. The kitchen is both functional and inviting, featuring quality wood cabinetry and convenient pull-out shelving in most lower cabinets. Just off the kitchen, you’ll find a large laundry/mud room for added convenience. The bedroom layout offers privacy and flexibility, with one bedroom featuring its own private bath. The primary suite includes a large walk-in closet and a beautifully remodeled bathroom (2019). Recent updates add even more value, new paint (2023) including a new water heater (2022), roof and gutters on both the home and shop (June 2023), and energy-efficient Woodbridge triple-pane windows installed in 2018 for improved comfort and noise reduction. Also, a new oven and microwave were added to the kitchen appliances. With generous living space inside and out, this home is perfect for families of all sizes. Don’t miss your chance to see this truly exceptional property in person!

5. 2026-06-15
   days on market $319,000 Active 51 DOM
6. 2026-06-14
   days on market $319,000 Active 49 DOM
7. 2026-06-13
   days on market $319,000 Active 48 DOM
8. 2026-06-10
   days on market $319,000 Active 46 DOM
9. 2026-06-09
   days on market $319,000 Active 45 DOM
10. 2026-06-08
    days on market $319,000 Active 44 DOM
11. 2026-06-07
    days on market $319,000 Active 43 DOM
12. 2026-06-05
    days on market $319,000 Active 40 DOM
13. 2026-06-03
    days on market $319,000 Active 39 DOM
14. 2026-06-02
    days on market $319,000 Active 38 DOM
15. 2026-06-01
    days on market $319,000 Active 37 DOM
16. 2026-05-31
    days on market $319,000 Active 36 DOM
17. 2026-05-30
    days on market $319,000 Active 35 DOM
18. 2026-04-22
    price $319,000 1504-char remark

    Show marketing remark (1503 chars)

    * * MOTIVATED SELLER - BRING ALL OFFERS!! * * Spacious, Immaculate Home on Corner Lot with Shop - Every inch of this beautifully maintained 4-bedroom, 3-bathroom home is exceptionally clean and move-in ready. Situated on a large corner lot, the property features a privacy fence along with an impressive 28x28 shop complete with an attached equipment shed—perfect for storage, hobbies, or projects. Designed with entertaining in mind, the home offers an open living and dining area, as well as a spacious second living room, providing plenty of room for gatherings or relaxing. The kitchen is both functional and inviting, featuring quality wood cabinetry and convenient pull-out shelving in most lower cabinets. Just off the kitchen, you’ll find a large laundry/mud room for added convenience. The bedroom layout offers privacy and flexibility, with one bedroom featuring its own private bath. The primary suite includes a large walk-in closet and a beautifully remodeled bathroom (2019). Recent updates add even more value, new paint (2023) including a new water heater (2022), roof and gutters on both the home and shop (June 2023), and energy-efficient Woodbridge triple-pane windows installed in 2018 for improved comfort and noise reduction. Also, a new oven and microwave were added to the kitchen appliances. With generous living space inside and out, this home is perfect for families of all sizes. Don’t miss your chance to see this truly exceptional property in person!

19. 2026-04-22
    listed $319,000 Active 1503-char remark

    Show marketing remark (1503 chars)

    * * MOTIVATED SELLER - BRING ALL OFFERS!! * * Spacious, Immaculate Home on Corner Lot with Shop - Every inch of this beautifully maintained 4-bedroom, 3-bathroom home is exceptionally clean and move-in ready. Situated on a large corner lot, the property features a privacy fence along with an impressive 28x28 shop complete with an attached equipment shed—perfect for storage, hobbies, or projects. Designed with entertaining in mind, the home offers an open living and dining area, as well as a spacious second living room, providing plenty of room for gatherings or relaxing. The kitchen is both functional and inviting, featuring quality wood cabinetry and convenient pull-out shelving in most lower cabinets. Just off the kitchen, you’ll find a large laundry/mud room for added convenience. The bedroom layout offers privacy and flexibility, with one bedroom featuring its own private bath. The primary suite includes a large walk-in closet and a beautifully remodeled bathroom (2019). Recent updates add even more value, new paint (2023) including a new water heater (2022), roof and gutters on both the home and shop (June 2023), and energy-efficient Woodbridge triple-pane windows installed in 2018 for improved comfort and noise reduction. Also, a new oven and microwave were added to the kitchen appliances. With generous living space inside and out, this home is perfect for families of all sizes. Don’t miss your chance to see this truly exceptional property in person!

20. 2026-04-16
    price $324,000 1504-char remark

    Show marketing remark (1504 chars)

    * * MOTIVATED SELLER - BRING ALL OFFERS!! * * Spacious, Immaculate Home on Corner Lot with Shop - Every inch of this beautifully maintained 4-bedroom, 3-bathroom home is exceptionally clean and move-in ready. Situated on a large corner lot, the property features a privacy fence along with an impressive 28x28 shop complete with an attached equipment shed—perfect for storage, hobbies, or projects. Designed with entertaining in mind, the home offers an open living and dining area, as well as a spacious second living room, providing plenty of room for gatherings or relaxing. The kitchen is both functional and inviting, featuring quality wood cabinetry and convenient pull-out shelving in most lower cabinets. Just off the kitchen, you’ll find a large laundry/mud room for added convenience. The bedroom layout offers privacy and flexibility, with one bedroom featuring its own private bath. The primary suite includes a large walk-in closet and a beautifully remodeled bathroom (2019). Recent updates add even more value, new paint (2023) including a new water heater (2022), roof and gutters on both the home and shop (June 2023), and energy-efficient Woodbridge triple-pane windows installed in 2018 for improved comfort and noise reduction. Also, a new oven and microwave were added to the kitchen appliances. With generous living space inside and out, this home is perfect for families of all sizes. Don’t miss your chance to see this truly exceptional property in person!

21. 2026-04-11
    price $328,500 1504-char remark

    Show marketing remark (1504 chars)

    * * MOTIVATED SELLER - BRING ALL OFFERS!! * * Spacious, Immaculate Home on Corner Lot with Shop - Every inch of this beautifully maintained 4-bedroom, 3-bathroom home is exceptionally clean and move-in ready. Situated on a large corner lot, the property features a privacy fence along with an impressive 28x28 shop complete with an attached equipment shed—perfect for storage, hobbies, or projects. Designed with entertaining in mind, the home offers an open living and dining area, as well as a spacious second living room, providing plenty of room for gatherings or relaxing. The kitchen is both functional and inviting, featuring quality wood cabinetry and convenient pull-out shelving in most lower cabinets. Just off the kitchen, you’ll find a large laundry/mud room for added convenience. The bedroom layout offers privacy and flexibility, with one bedroom featuring its own private bath. The primary suite includes a large walk-in closet and a beautifully remodeled bathroom (2019). Recent updates add even more value, new paint (2023) including a new water heater (2022), roof and gutters on both the home and shop (June 2023), and energy-efficient Woodbridge triple-pane windows installed in 2018 for improved comfort and noise reduction. Also, a new oven and microwave were added to the kitchen appliances. With generous living space inside and out, this home is perfect for families of all sizes. Don’t miss your chance to see this truly exceptional property in person!

22. 2026-04-03
    listed $330,000 Active 1504-char remark

    Show marketing remark (1504 chars)

    * * MOTIVATED SELLER - BRING ALL OFFERS!! * * Spacious, Immaculate Home on Corner Lot with Shop - Every inch of this beautifully maintained 4-bedroom, 3-bathroom home is exceptionally clean and move-in ready. Situated on a large corner lot, the property features a privacy fence along with an impressive 28x28 shop complete with an attached equipment shed—perfect for storage, hobbies, or projects. Designed with entertaining in mind, the home offers an open living and dining area, as well as a spacious second living room, providing plenty of room for gatherings or relaxing. The kitchen is both functional and inviting, featuring quality wood cabinetry and convenient pull-out shelving in most lower cabinets. Just off the kitchen, you’ll find a large laundry/mud room for added convenience. The bedroom layout offers privacy and flexibility, with one bedroom featuring its own private bath. The primary suite includes a large walk-in closet and a beautifully remodeled bathroom (2019). Recent updates add even more value, new paint (2023) including a new water heater (2022), roof and gutters on both the home and shop (June 2023), and energy-efficient Woodbridge triple-pane windows installed in 2018 for improved comfort and noise reduction. Also, a new oven and microwave were added to the kitchen appliances. With generous living space inside and out, this home is perfect for families of all sizes. Don’t miss your chance to see this truly exceptional property in person!

23. 2026-04-03
    listed $319,000 Active

    Show marketing remark (1504 chars)

    * * MOTIVATED SELLER - BRING ALL OFFERS!! * * Spacious, Immaculate Home on Corner Lot with Shop - Every inch of this beautifully maintained 4-bedroom, 3-bathroom home is exceptionally clean and move-in ready. Situated on a large corner lot, the property features a privacy fence along with an impressive 28x28 shop complete with an attached equipment shed—perfect for storage, hobbies, or projects. Designed with entertaining in mind, the home offers an open living and dining area, as well as a spacious second living room, providing plenty of room for gatherings or relaxing. The kitchen is both functional and inviting, featuring quality wood cabinetry and convenient pull-out shelving in most lower cabinets. Just off the kitchen, you’ll find a large laundry/mud room for added convenience. The bedroom layout offers privacy and flexibility, with one bedroom featuring its own private bath. The primary suite includes a large walk-in closet and a beautifully remodeled bathroom (2019). Recent updates add even more value, new paint (2023) including a new water heater (2022), roof and gutters on both the home and shop (June 2023), and energy-efficient Woodbridge triple-pane windows installed in 2018 for improved comfort and noise reduction. Also, a new oven and microwave were added to the kitchen appliances. With generous living space inside and out, this home is perfect for families of all sizes. Don’t miss your chance to see this truly exceptional property in person!

24. 2023-07-27
    soldstatus
25. 2023-07-26
    soldstatus Closed
26. 2023-06-17
    listed $299,000 Active
27. 1979-07-01
    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: $4,798 · $400/mo
• Projected year-2 tax: $5,838 · $486/mo
• Expected delta: +$1,040/yr (+$87/mo · 21.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $16,719
• − Mortgage interest: −$17,869
• − Property taxes: −$4,798
• − Insurance: −$1,595
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$9,280
• Taxable loss: −$19,498
• Est. tax savings @ 24.0%: +$4,679
• After-tax cash flow: $-8,580/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: Longview ISD
• NCES district ID: 4828110
• Math proficiency: 49% ▼ -4.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $39,837
• Composite: 39.76/100
• National rank: #3889
• State rank: #244 of 826 in TX

Livability — Lake Cherokee

• Score: 66/100
• State rank: #650
• US rank: #12274

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,458

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 51% Black 33% Two or more races 14% Hispanic / Latino 12%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 11%

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: ▲ 41.04%
• Current HPI: 280.0415
• 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

+6.4% since first listed

11 events — show timeline

• 2026-06-16 Price Changed $318,000 LAAR
• 2026-04-22 Price Changed $319,000 LAAR
• 2026-04-22 Listed $319,000 GTAR
• 2026-04-16 Price Changed $324,000 LAAR
• 2026-04-11 Price Changed $328,500 LAAR
• 2026-04-03 Listed $319,000 NTREIS
• 2026-04-03 Listed $330,000 LAAR
• 2023-07-27 Sold (Public Records) — Public Records
• 2023-07-26 Sold (MLS) — LAAR
• 2023-06-17 Listed $299,000 LAAR
• 1979-07-01 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $4,798 · +5.7% YoY. Source: county tax records.