5975 U.S. 287 · Groveton, TX 75845

$60,000

1 bd · 1.0 ba · 3,600 sqft · Other · 16 Days on market

Built 2015 Poor condition

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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 +7.2/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Custom 1 bedroom one bath house. 16ft ceilings with large open living room and kitchen!! All wood flooring is custom hardwood flooring along with interior doors and front entry door! HOUSE MUST BE MOVED FROM PROPERTY!! House comes with AC unit and all structural components. Perfect for a starter home or a getaway vacation home!

Key facts

• Front entry door
• 16ft ceilings
• Ac unit

Tags

• 16FT CEILINGS
• CUSTOM HARDWOOD FLOORING
• AC UNIT
• LARGE OPEN LIVING ROOM
• FRONT ENTRY DOOR

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $60k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($937 rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#995 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: schools D+, amenities F, commute F.
• Groveton ISD (rural): math 45% / reading 46% proficiency, ranked #281 of 826 in TX (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP; 1 units permitted in Trinity County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($415 loan paydown + $3k appreciation (4.4% local appreciation)).
• Trinity County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 92% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.56% ✓
• Cap rate: 12.80%
• Cash-on-cash: 23.25%
• DSCR: 2.03
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.1%
• Equity multiple: 2.94×
• Total profit: $32,557
• Equity at exit: $31,858

10-year hold

• IRR: 31.1%
• Equity multiple: 5.85×
• Total profit: $81,558
• Equity at exit: $53,287

Cash invested: $16,800 (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 75845

• Home prices YoY: 2.6%
• Active inventory: 56
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $937 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $325

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 60%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $60,000 Active 16 DOM
2. 2026-06-18
   days on market $60,000 Active 15 DOM
3. 2026-06-17
   days on market $60,000 Active 14 DOM
4. 2026-06-16
   days on market $60,000 Active 13 DOM
5. 2026-06-15
   days on market $60,000 Active 12 DOM
6. 2026-06-14
   days on market $60,000 Active 10 DOM
7. 2026-06-13
   days on market $60,000 Active 9 DOM
8. 2026-06-10
   days on market $60,000 Active 7 DOM
9. 2026-06-09
   days on market $60,000 Active 6 DOM
10. 2026-06-08
    days on market $60,000 Active 5 DOM
11. 2026-06-07
    days on market $60,000 Active 4 DOM
12. 2026-06-05
    remarks 329-char remark
13. 2026-06-05
    listed $60,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 92% 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: $11,242
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$899
• − Management: −$899
• − Depreciation: −$1,745
• Taxable income: $3,137
• Est. tax owed @ 24.0%: −$753
• After-tax cash flow: $3,153/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

The property requires extensive repairs and improvements, including moving the house, addressing structural issues, and enhancing landscaping and HVAC systems. Significant investment is needed to make it move-in ready and increase its value.

Repairs flagged

• Major foundation/structure — The house must be moved from the property, indicating significant structural issues.
• Major HVAC/mechanicals — The house comes with an AC unit, but no other HVAC systems are visible or implied.
• Major landscaping/curb appeal — The property is surrounded by dense vegetation, which may hide potential issues and lacks visible landscaping or curb appeal.

Value-add opportunities

• Both Move the house to a suitable location — Moving the house to a more suitable location would improve its resale and rental value by making it move-in ready and potentially increasing its marketability.
• Both Improve landscaping and curb appeal — Enhancing the landscaping and curb appeal would make the property more attractive and increase its resale and rental value.
• Both Address structural issues — Fixing the structural issues would make the property safe and habitable, significantly increasing its value.
• Both Install modern HVAC systems — Upgrading the HVAC systems to modern, energy-efficient models would improve comfort and energy efficiency, enhancing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
foundation/structure · The house must be moved from the property, indicating significant structural issues.	Major	$15,000–50,000
HVAC/mechanicals · The house comes with an AC unit, but no other HVAC systems are visible or implied.	Major	$15,000–50,000
landscaping/curb appeal · The property is surrounded by dense vegetation, which may hide potential issues and lacks visible landscaping or curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Move the house to a suitable location — Moving the house to a more suitable location would improve its resale and rental value by making it move-in ready and potentially increasing its marketability. ↑
• Both Improve landscaping and curb appeal — Enhancing the landscaping and curb appeal would make the property more attractive and increase its resale and rental value. ↑
• Both Address structural issues — Fixing the structural issues would make the property safe and habitable, significantly increasing its value. ↑
• Both Install modern HVAC systems — Upgrading the HVAC systems to modern, energy-efficient models would improve comfort and energy efficiency, enhancing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Groveton ISD
• NCES district ID: 4821900
• Math proficiency: 45% ▼ -2.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $36,375
• Composite: 37.76/100
• National rank: #4348
• State rank: #281 of 826 in TX

Livability — Groveton

• Score: 61/100
• State rank: #995
• US rank: #17710

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,287

Population outlook (Trinity County) Hauer SSP2

• Today (2025): 13,746 people
• By 2030: 13,333 · -3.0%
• By 2040: 12,542 · -8.8%
• By 2050: 11,942 · -13.1%
• By 2075: 10,871 · -20.9%
• By 2100: 9,784 · -28.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Black 5% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 5% Lithuanian 2% Italian 2%
• Foreign-born: 2% · Canada, Guatemala
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Trinity

• 2024 margin: Solid R (+67.0) · D 16.2% · R 83.2%
• 2008→2024 swing: -31.3pp toward R · 2008: -35.7pp · 2024: -67.0pp
• All cycles: 2024: R+67.0 2020: R+61.3 2016: R+59.9 2012: R+46.9 2008: R+35.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.41%
• Current HPI: 175.9686
• 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

1 event — show timeline

• 2026-06-04 Listed $60,000 FSBO.com