19565 County Road 2187 · Tatum, TX 75691

$64,900

3 bd · 2.0 ba · 1,276 sqft · SingleFamily · 125 Days on market

Built 1930 Poor condition 1.07 ac lot ↓ 25% since listing

---

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 +5.0/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

THEIR LOSS IS YOUR GAIN!! BUYER COULDN’T GET FINANCING! BACK ON THE MARKET!! Great investment property or perfect for someone handy that wants to make it their own! Country living just minutes from town and close to Tatum ISD! This home sits on 1.07 acres with mature trees and plenty of room to spread out. Located just 19 miles from Longview, you get the peace of country with convenient access to town. The property features a fenced yard that needs some TLC, a large storage area building, and ample outdoor space for gardening, animals or simply enjoying the quiet setting. The garage can easily be converted into additional bedrooms or one large master. The property does need lots of TLC, but it offers incredible potential for someone ready to make it their own. Buyer to obtain survey. Agents do own the property. Home being sold as is. BRING ALL OFFERS!!

Key facts

• Large storage area
• Ample outdoor space
• Country living

Tags

• INVESTMENT PROPERTY
• COUNTRY LIVING
• MATURE TREES
• FENCED YARD
• LARGE STORAGE AREA
• AMPLE OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#336 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: housing C-, amenities F, commute F.
• Tatum ISD (rural): math 48% / reading 50% proficiency, ranked #194 of 826 in TX (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP; 4 units permitted in Rusk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (3.0% local appreciation)).
• Rusk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% 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 $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.78% ✓
• Cap rate: 14.87%
• Cash-on-cash: 30.63%
• DSCR: 2.36
• GRM: 4.7

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: 36.5%
• Equity multiple: 3.06×
• Total profit: $37,377
• Equity at exit: $29,182

10-year hold

• IRR: 36.6%
• Equity multiple: 6.05×
• Total profit: $91,691
• Equity at exit: $44,973

Cash invested: $18,172 (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 75691

• Active inventory: 56
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $464

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 55%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-17
   days on market $64,900 Active 125 DOM
2. 2026-06-16
   days on market $64,900 Active 124 DOM
3. 2026-06-15
   days on market $64,900 Active 123 DOM
4. 2026-06-14
   days on market $64,900 Active 121 DOM
5. 2026-06-13
   days on market $64,900 Active 120 DOM
6. 2026-06-10
   days on market $64,900 Active 118 DOM
7. 2026-06-09
   days on market $64,900 Active 117 DOM
8. 2026-06-08
   days on market $64,900 Active 116 DOM
9. 2026-06-07
   days on market $64,900 Active 115 DOM
10. 2026-06-05
    days on market $64,900 Active 112 DOM
11. 2026-06-03
    days on market $64,900 Active 111 DOM
12. 2026-06-02
    days on market $64,900 Active 110 DOM
13. 2026-06-01
    days on market $64,900 Active 109 DOM
14. 2026-05-31
    days on market $64,900 Active 108 DOM
15. 2026-05-30
    days on market $64,900 Active 107 DOM
16. 2026-05-11
    price $74,500 875-char remark

    Show marketing remark (875 chars)

    THEIR LOSS IS YOUR GAIN!! BUYER COULDN’T GET FINANCING! BACK ON THE MARKET!! Great investment property or perfect for someone handy that wants to make it their own! Country living just minutes from town and close to Tatum ISD! This home sits on 1.07 acres with mature trees and plenty of room to spread out. Located just 19 miles from Longview, you get the peace of country with convenient access to town. The property features a fenced yard that needs some TLC, a large storage area building, and ample outdoor space for gardening, animals or simply enjoying the quiet setting. The garage can easily be converted into additional bedrooms or one large master. The property does need lots of TLC, but it offers incredible potential for someone ready to make it their own. Buyer to obtain survey. Agents do own the property. Home being sold as is. BRING ALL OFFERS!!

17. 2026-05-05
    price $74,500 869-char remark

    Show marketing remark (875 chars)

    THEIR LOSS IS YOUR GAIN!! BUYER COULDN’T GET FINANCING! BACK ON THE MARKET!! Great investment property or perfect for someone handy that wants to make it their own! Country living just minutes from town and close to Tatum ISD! This home sits on 1.07 acres with mature trees and plenty of room to spread out. Located just 19 miles from Longview, you get the peace of country with convenient access to town. The property features a fenced yard that needs some TLC, a large storage area building, and ample outdoor space for gardening, animals or simply enjoying the quiet setting. The garage can easily be converted into additional bedrooms or one large master. The property does need lots of TLC, but it offers incredible potential for someone ready to make it their own. Buyer to obtain survey. Agents do own the property. Home being sold as is. BRING ALL OFFERS!!

18. 2026-05-05
    price $78,500 875-char remark

    Show marketing remark (875 chars)

    THEIR LOSS IS YOUR GAIN!! BUYER COULDN’T GET FINANCING! BACK ON THE MARKET!! Great investment property or perfect for someone handy that wants to make it their own! Country living just minutes from town and close to Tatum ISD! This home sits on 1.07 acres with mature trees and plenty of room to spread out. Located just 19 miles from Longview, you get the peace of country with convenient access to town. The property features a fenced yard that needs some TLC, a large storage area building, and ample outdoor space for gardening, animals or simply enjoying the quiet setting. The garage can easily be converted into additional bedrooms or one large master. The property does need lots of TLC, but it offers incredible potential for someone ready to make it their own. Buyer to obtain survey. Agents do own the property. Home being sold as is. BRING ALL OFFERS!!

19. 2026-04-18
    price $79,900 875-char remark

    Show marketing remark (869 chars)

    THEIR LOSS IS YOUR GAIN!! BUYER COULDN’T GET FINANCING! BACK ON THE MARKET!! Great investment property or perfect for someone handy that wants to make it their own. Country living just minutes form town and close to Tatum ISD! This home sits on 1.07 acres with mature trees and plenty of room to spread out. Located just 19 miles from Longview, you get the peace of country living with convenient access to town. This property features a fence yard that needs TLC, a large storage building, and ample outdoor space for gardening, animals or simply enjoying the quiet settings. The garage can easily e converted into additional bedrooms or one large master. The property does need lots of TLC but it offers incredible potential for someone ready to make it their own. Buyer to obtain survey. Agents do own the property. Home being sold as is. BRING ALL OFFERS!

20. 2026-04-18
    price $79,900 869-char remark

    Show marketing remark (869 chars)

    THEIR LOSS IS YOUR GAIN!! BUYER COULDN’T GET FINANCING! BACK ON THE MARKET!! Great investment property or perfect for someone handy that wants to make it their own. Country living just minutes form town and close to Tatum ISD! This home sits on 1.07 acres with mature trees and plenty of room to spread out. Located just 19 miles from Longview, you get the peace of country living with convenient access to town. This property features a fence yard that needs TLC, a large storage building, and ample outdoor space for gardening, animals or simply enjoying the quiet settings. The garage can easily e converted into additional bedrooms or one large master. The property does need lots of TLC but it offers incredible potential for someone ready to make it their own. Buyer to obtain survey. Agents do own the property. Home being sold as is. BRING ALL OFFERS!

21. 2026-02-21
    price $84,900 875-char remark

    Show marketing remark (875 chars)

    THEIR LOSS IS YOUR GAIN!! BUYER COULDN’T GET FINANCING! BACK ON THE MARKET!! Great investment property or perfect for someone handy that wants to make it their own! Country living just minutes from town and close to Tatum ISD! This home sits on 1.07 acres with mature trees and plenty of room to spread out. Located just 19 miles from Longview, you get the peace of country with convenient access to town. The property features a fenced yard that needs some TLC, a large storage area building, and ample outdoor space for gardening, animals or simply enjoying the quiet setting. The garage can easily be converted into additional bedrooms or one large master. The property does need lots of TLC, but it offers incredible potential for someone ready to make it their own. Buyer to obtain survey. Agents do own the property. Home being sold as is. BRING ALL OFFERS!!

22. 2026-02-21
    price $84,900 869-char remark

    Show marketing remark (875 chars)

    THEIR LOSS IS YOUR GAIN!! BUYER COULDN’T GET FINANCING! BACK ON THE MARKET!! Great investment property or perfect for someone handy that wants to make it their own! Country living just minutes from town and close to Tatum ISD! This home sits on 1.07 acres with mature trees and plenty of room to spread out. Located just 19 miles from Longview, you get the peace of country with convenient access to town. The property features a fenced yard that needs some TLC, a large storage area building, and ample outdoor space for gardening, animals or simply enjoying the quiet setting. The garage can easily be converted into additional bedrooms or one large master. The property does need lots of TLC, but it offers incredible potential for someone ready to make it their own. Buyer to obtain survey. Agents do own the property. Home being sold as is. BRING ALL OFFERS!!

23. 2026-02-21
    price $79,900 875-char remark

    Show marketing remark (875 chars)

    THEIR LOSS IS YOUR GAIN!! BUYER COULDN’T GET FINANCING! BACK ON THE MARKET!! Great investment property or perfect for someone handy that wants to make it their own! Country living just minutes from town and close to Tatum ISD! This home sits on 1.07 acres with mature trees and plenty of room to spread out. Located just 19 miles from Longview, you get the peace of country with convenient access to town. The property features a fenced yard that needs some TLC, a large storage area building, and ample outdoor space for gardening, animals or simply enjoying the quiet setting. The garage can easily be converted into additional bedrooms or one large master. The property does need lots of TLC, but it offers incredible potential for someone ready to make it their own. Buyer to obtain survey. Agents do own the property. Home being sold as is. BRING ALL OFFERS!!

24. 2026-02-18
    price $94,900 869-char remark

    Show marketing remark (875 chars)

    THEIR LOSS IS YOUR GAIN!! BUYER COULDN’T GET FINANCING! BACK ON THE MARKET!! Great investment property or perfect for someone handy that wants to make it their own! Country living just minutes from town and close to Tatum ISD! This home sits on 1.07 acres with mature trees and plenty of room to spread out. Located just 19 miles from Longview, you get the peace of country with convenient access to town. The property features a fenced yard that needs some TLC, a large storage area building, and ample outdoor space for gardening, animals or simply enjoying the quiet setting. The garage can easily be converted into additional bedrooms or one large master. The property does need lots of TLC, but it offers incredible potential for someone ready to make it their own. Buyer to obtain survey. Agents do own the property. Home being sold as is. BRING ALL OFFERS!!

25. 2026-02-18
    price $94,900 875-char remark

    Show marketing remark (875 chars)

    THEIR LOSS IS YOUR GAIN!! BUYER COULDN’T GET FINANCING! BACK ON THE MARKET!! Great investment property or perfect for someone handy that wants to make it their own! Country living just minutes from town and close to Tatum ISD! This home sits on 1.07 acres with mature trees and plenty of room to spread out. Located just 19 miles from Longview, you get the peace of country with convenient access to town. The property features a fenced yard that needs some TLC, a large storage area building, and ample outdoor space for gardening, animals or simply enjoying the quiet setting. The garage can easily be converted into additional bedrooms or one large master. The property does need lots of TLC, but it offers incredible potential for someone ready to make it their own. Buyer to obtain survey. Agents do own the property. Home being sold as is. BRING ALL OFFERS!!

26. 2026-02-12
    listed $99,900 Active 875-char remark

    Show marketing remark (869 chars)

    THEIR LOSS IS YOUR GAIN!! BUYER COULDN’T GET FINANCING! BACK ON THE MARKET!! Great investment property or perfect for someone handy that wants to make it their own. Country living just minutes form town and close to Tatum ISD! This home sits on 1.07 acres with mature trees and plenty of room to spread out. Located just 19 miles from Longview, you get the peace of country living with convenient access to town. This property features a fence yard that needs TLC, a large storage building, and ample outdoor space for gardening, animals or simply enjoying the quiet settings. The garage can easily e converted into additional bedrooms or one large master. The property does need lots of TLC but it offers incredible potential for someone ready to make it their own. Buyer to obtain survey. Agents do own the property. Home being sold as is. BRING ALL OFFERS!

27. 2026-02-12
    listed $99,900 Active 869-char remark

    Show marketing remark (869 chars)

    THEIR LOSS IS YOUR GAIN!! BUYER COULDN’T GET FINANCING! BACK ON THE MARKET!! Great investment property or perfect for someone handy that wants to make it their own. Country living just minutes form town and close to Tatum ISD! This home sits on 1.07 acres with mature trees and plenty of room to spread out. Located just 19 miles from Longview, you get the peace of country living with convenient access to town. This property features a fence yard that needs TLC, a large storage building, and ample outdoor space for gardening, animals or simply enjoying the quiet settings. The garage can easily e converted into additional bedrooms or one large master. The property does need lots of TLC but it offers incredible potential for someone ready to make it their own. Buyer to obtain survey. Agents do own the property. Home being sold as is. BRING ALL OFFERS!

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,858
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$1,888
• Taxable income: $4,819
• Est. tax owed @ 24.0%: −$1,157
• After-tax cash flow: $4,409/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 · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations and repairs to bring it up to a livable condition. Significant updates are needed to the kitchen, bathrooms, exterior, and HVAC system to increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — severely outdated and damaged
• Major kitchen appliances — outdated and non-functional
• Major bathroom fixtures — outdated and non-functional
• Major bathroom flooring — damaged and worn-out
• Major interior walls — peeling paint and exposed drywall
• Major roof — visible damage and missing shingles
• Major exterior siding — damaged and peeling
• Major windows — broken and missing
• Major HVAC system — outdated and possibly non-functional
• Major landscaping — overgrown and unkempt

Value-add opportunities

• Resale kitchen renovation — modern kitchen with updated appliances
• Resale bathroom renovation — modern bathrooms with updated fixtures
• Resale exterior siding and roof repair — new siding and roof for improved curb appeal
• Both HVAC system replacement — modern HVAC system for improved comfort and energy efficiency
• Both landscaping and curb appeal — landscaping and curb appeal for improved curb appeal and increased property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely outdated and damaged	Major	$15,000–50,000
kitchen appliances · outdated and non-functional	Major	$15,000–50,000
bathroom fixtures · outdated and non-functional	Major	$15,000–50,000
bathroom flooring · damaged and worn-out	Major	$15,000–50,000
interior walls · peeling paint and exposed drywall	Major	$15,000–50,000
roof · visible damage and missing shingles	Major	$15,000–50,000
exterior siding · damaged and peeling	Major	$15,000–50,000
windows · broken and missing	Major	$15,000–50,000
HVAC system · outdated and possibly non-functional	Major	$15,000–50,000
landscaping · overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Resale kitchen renovation — modern kitchen with updated appliances ↑
• Resale bathroom renovation — modern bathrooms with updated fixtures ↑
• Resale exterior siding and roof repair — new siding and roof for improved curb appeal ↑
• Both HVAC system replacement — modern HVAC system for improved comfort and energy efficiency ↑
• Both landscaping and curb appeal — landscaping and curb appeal for improved curb appeal and increased property 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: Tatum ISD
• NCES district ID: 4842240
• Math proficiency: 48% ▼ -18.00%
• Reading proficiency: 50% ▼ -7.00%
• Median HH income: $49,958
• Composite: 41.95/100
• National rank: #3351
• State rank: #194 of 826 in TX

Livability — Tatum

• Score: 70/100
• State rank: #336
• US rank: #7324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,673

Population outlook (Rusk County) Hauer SSP2

• Today (2025): 52,498 people
• By 2030: 52,093 · -0.8%
• By 2040: 50,866 · -3.1%
• By 2050: 49,696 · -5.3%
• By 2075: 48,583 · -7.5%
• By 2100: 43,265 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 61% Hispanic / Latino 18% Two or more races 17% Black 15%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 3% Iranian 2% Slovak 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 87% English-only · Spanish 13%

Political lean MEDSL · Rusk

• 2024 margin: Solid R (+59.4) · D 20.0% · R 79.4%
• 2008→2024 swing: -13.2pp toward R · 2008: -46.3pp · 2024: -59.4pp
• All cycles: 2024: R+59.4 2020: R+55.7 2016: R+56.5 2012: R+51.1 2008: R+46.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-25.4% since first listed

12 events — show timeline

• 2026-05-11 Price Changed $74,500 LAAR
• 2026-05-05 Price Changed $74,500 GTAR
• 2026-05-05 Price Changed $78,500 LAAR
• 2026-04-18 Price Changed $79,900 LAAR
• 2026-04-18 Price Changed $79,900 GTAR
• 2026-02-21 Price Changed $84,900 LAAR
• 2026-02-21 Price Changed $84,900 GTAR
• 2026-02-21 Price Changed $79,900 LAAR
• 2026-02-18 Price Changed $94,900 GTAR
• 2026-02-18 Price Changed $94,900 LAAR
• 2026-02-12 Listed $99,900 GTAR
• 2026-02-12 Listed $99,900 LAAR