540 Pine St · Latexo, TX 75835

$99,500

3 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 34 Days on market

Built 1981 0.43 ac lot $90/sqft · 65% below area $17/mo HOA · 1% of rent

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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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is your chance to own a nice home in a Houston County lakefront community. 3 beds, 2 full baths, large living room, kitchen/dining combo, & indoor laundry on a lot that is just shy of 1/2 acre. Beautiful mature trees surround the home. If you want lake neighborhood living, you wont find a better deal. Community features 3 parks. The 1st has a tennis court, a small basketball court and swings. This park is 0.25 miles from the house. The 2nd park has a private community boat ramp with lots of parking, a covered pavilion, play structures for the kids and lots of open area/greenspace. This park is 0.7 miles from the house. The 3rd park has a nice dock, play structures, a sandy area where you can swim and lots of open area. This park is 0.5 miles from the house. There is also the Latexo Volunteer Fire Department which is 0.25 miles from the house. Perfect also as a weekend lakehouse or to be used for short term rentals. Just over 2 hours from Downtown Houston.

Key facts

• Covered front porch
• Ranch-style home
• Mature pines

Tags

• RANCH-STYLE HOME
• MATURE PINES
• GOLDEN ACRES LAKE COMMUNITY
• COVERED FRONT PORCH
• ATTACHED COVERED PARKING
• SPACIOUS OUTDOOR AREAS

Property features AI

Finance

• HOA & community: Homeowners association with $17 monthly fee

Exterior

• Parking: No garage
• Home design: Residential single-family home
• Construction: Wood siding; Composition roof
• Exterior features: Fenced yard; Lot in Golden Acres subdivision

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Washer and dryer included; Microwave; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,175 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, crime F, amenities F.
• Latexo ISD (rural): math 37% / reading 47% proficiency, ranked #365 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 277 active listings in the ZIP; 3 units permitted in Houston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Houston County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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: severe wind risk, 80% 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 $96,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.27% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.17%
• DSCR: 1.63
• GRM: 6.5

CMA / ARV

• ARV (median comp): $280,541
• List price: $99,500
• Delta: -64.53%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 Little Bear	0.31mi	3/1.5	1,178 (+7%)	16mo	$199,000	$169	59
351 Tram Rd	0.04mi	2/1.0 (-1)	1,184 (+7%)	22mo	$230,000	$194	59
695 Running Deer	0.22mi	2/2.0 (-1)	1,008 (-9%)	24mo	$189,996	$188	50
296 Hilltop	0.33mi	2/1.0 (-1)	960 (-13%)	14mo	$198,000	$206	42
376 Dogwood Ln W	0.72mi	3/2.0	1,224 (+11%)	12mo	$324,996	$266	38

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

Projected returns pro-forma

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

5-year hold

• IRR: 4.5%
• Equity multiple: 1.17×
• Total profit: $4,838
• Equity at exit: $14,836

10-year hold

• IRR: 14.0%
• Equity multiple: 2.12×
• Total profit: $31,233
• Equity at exit: $8,603

Cash invested: $27,860 (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 75835

• Home prices YoY: -15.8%
• Active inventory: 277
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$93 /mo · $1,114/yr
• Insurance: −$41
• HOA: −$17
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $329

Break-even live

Break-even rent $852

Max offer price $99,500

Occupancy floor 69%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 26 events

1. 2026-06-18
   days on market $99,500 Active 34 DOM
2. 2026-06-17
   days on market $99,500 Active 33 DOM
3. 2026-06-16
   days on market $99,500 Active 32 DOM
4. 2026-06-15
   days on market $99,500 Active 31 DOM
5. 2026-06-13
   days on market $99,500 Active 29 DOM
6. 2026-06-12
   days on market $99,500 Active 28 DOM
7. 2026-06-10
   days on market $99,500 Active 25 DOM
8. 2026-06-08
   days on market $99,500 Active 24 DOM
9. 2026-06-08
   days on market $99,500 Active 23 DOM
10. 2026-06-07
    days on market $99,500 Active 22 DOM
11. 2026-06-03
    days on market $99,500 Active 19 DOM
12. 2026-06-02
    days on market $99,500 Active 18 DOM
13. 2026-06-01
    days on market $99,500 Active 17 DOM
14. 2026-05-31
    days on market $99,500 Active 16 DOM
15. 2026-05-13
    listed $99,500 Active 958-char remark
16. 2019-03-28
    historical
17. 2019-03-26
    listed $850 Active
18. 2018-12-28
    soldstatus
19. 2018-12-27
    soldstatus Sold

    Show marketing remark (979 chars)

    Here is your chance to own a nice home in a Houston County lakefront community. 3 beds, 2 full baths, large living room, kitchen/dining combo, & indoor laundry on a lot that is just shy of 1/2 acre. Beautiful mature trees surround the home. If you want lake neighborhood living, you wont find a better deal. Community features 3 parks. The 1st has a tennis court, a small basketball court and swings. This park is 0.25 miles from the house. The 2nd park has a private community boat ramp with lots of parking, a covered pavilion, play structures for the kids and lots of open area/greenspace. This park is 0.7 miles from the house. The 3rd park has a nice dock, play structures, a sandy area where you can swim and lots of open area. This park is 0.5 miles from the house. There is also the Latexo Volunteer Fire Department which is 0.25 miles from the house. Perfect also as a weekend lakehouse or to be used for short term rentals. Just over 2 hours from Downtown Houston.

20. 2018-11-22
    status Pending

    Show marketing remark (979 chars)

    Here is your chance to own a nice home in a Houston County lakefront community. 3 beds, 2 full baths, large living room, kitchen/dining combo, & indoor laundry on a lot that is just shy of 1/2 acre. Beautiful mature trees surround the home. If you want lake neighborhood living, you wont find a better deal. Community features 3 parks. The 1st has a tennis court, a small basketball court and swings. This park is 0.25 miles from the house. The 2nd park has a private community boat ramp with lots of parking, a covered pavilion, play structures for the kids and lots of open area/greenspace. This park is 0.7 miles from the house. The 3rd park has a nice dock, play structures, a sandy area where you can swim and lots of open area. This park is 0.5 miles from the house. There is also the Latexo Volunteer Fire Department which is 0.25 miles from the house. Perfect also as a weekend lakehouse or to be used for short term rentals. Just over 2 hours from Downtown Houston.

21. 2018-11-12
    status Option Pending

    Show marketing remark (979 chars)

    Here is your chance to own a nice home in a Houston County lakefront community. 3 beds, 2 full baths, large living room, kitchen/dining combo, & indoor laundry on a lot that is just shy of 1/2 acre. Beautiful mature trees surround the home. If you want lake neighborhood living, you wont find a better deal. Community features 3 parks. The 1st has a tennis court, a small basketball court and swings. This park is 0.25 miles from the house. The 2nd park has a private community boat ramp with lots of parking, a covered pavilion, play structures for the kids and lots of open area/greenspace. This park is 0.7 miles from the house. The 3rd park has a nice dock, play structures, a sandy area where you can swim and lots of open area. This park is 0.5 miles from the house. There is also the Latexo Volunteer Fire Department which is 0.25 miles from the house. Perfect also as a weekend lakehouse or to be used for short term rentals. Just over 2 hours from Downtown Houston.

22. 2018-10-10
    price $59,900

    Show marketing remark (979 chars)

    Here is your chance to own a nice home in a Houston County lakefront community. 3 beds, 2 full baths, large living room, kitchen/dining combo, & indoor laundry on a lot that is just shy of 1/2 acre. Beautiful mature trees surround the home. If you want lake neighborhood living, you wont find a better deal. Community features 3 parks. The 1st has a tennis court, a small basketball court and swings. This park is 0.25 miles from the house. The 2nd park has a private community boat ramp with lots of parking, a covered pavilion, play structures for the kids and lots of open area/greenspace. This park is 0.7 miles from the house. The 3rd park has a nice dock, play structures, a sandy area where you can swim and lots of open area. This park is 0.5 miles from the house. There is also the Latexo Volunteer Fire Department which is 0.25 miles from the house. Perfect also as a weekend lakehouse or to be used for short term rentals. Just over 2 hours from Downtown Houston.

23. 2018-07-17
    listed $64,000 Active

    Show marketing remark (979 chars)

    Here is your chance to own a nice home in a Houston County lakefront community. 3 beds, 2 full baths, large living room, kitchen/dining combo, & indoor laundry on a lot that is just shy of 1/2 acre. Beautiful mature trees surround the home. If you want lake neighborhood living, you wont find a better deal. Community features 3 parks. The 1st has a tennis court, a small basketball court and swings. This park is 0.25 miles from the house. The 2nd park has a private community boat ramp with lots of parking, a covered pavilion, play structures for the kids and lots of open area/greenspace. This park is 0.7 miles from the house. The 3rd park has a nice dock, play structures, a sandy area where you can swim and lots of open area. This park is 0.5 miles from the house. There is also the Latexo Volunteer Fire Department which is 0.25 miles from the house. Perfect also as a weekend lakehouse or to be used for short term rentals. Just over 2 hours from Downtown Houston.

24. 2018-06-11
    historical
25. 2017-12-11
    listed $64,500 Active
26. 2017-06-13
    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: $1,114 · $93/mo
• Projected year-2 tax: $1,821 · $152/mo
• Expected delta: +$707/yr (+$59/mo · 63.4%)

ⓘ 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 ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $15,221
• − Mortgage interest: −$5,574
• − Property taxes: −$1,114
• − Insurance: −$498
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − HOA: −$204
• − Depreciation: −$2,895
• Taxable income: $2,502
• Est. tax owed @ 24.0%: −$600
• After-tax cash flow: $3,347/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: Latexo ISD
• NCES district ID: 4826910
• Math proficiency: 37% ▼ -2.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $40,145
• Composite: 35.17/100
• National rank: #5002
• State rank: #365 of 826 in TX

Livability — Latexo

• Score: 59/100
• State rank: #1175
• US rank: #20575

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 76
• Population (ZIP): 11,805

Population outlook (Houston County) Hauer SSP2

• Today (2025): 21,269 people
• By 2030: 20,568 · -3.3%
• By 2040: 19,255 · -9.5%
• By 2050: 17,980 · -15.5%
• By 2075: 15,214 · -28.5%
• By 2100: 11,720 · -44.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Black 25% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Houston

• 2024 margin: Solid R (+55.4) · D 22.1% · R 77.4%
• 2008→2024 swing: -18.1pp toward R · 2008: -37.3pp · 2024: -55.4pp
• All cycles: 2024: R+55.4 2020: R+50.3 2016: R+50.9 2012: R+44.3 2008: R+37.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.03%
• Current HPI: 149.4937
• 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

+54.3% since first listed

12 events — show timeline

• 2026-05-13 Listed $99,500 Deep East Texas MLS
• 2019-03-28 Listing Removed — HARMLS
• 2019-03-26 Listed $850 HARMLS
• 2018-12-28 Sold (Public Records) — Public Records
• 2018-12-27 Sold (MLS) — HARMLS
• 2018-11-22 Pending — HARMLS
• 2018-11-12 Pending — HARMLS
• 2018-10-10 Price Changed $59,900 HARMLS
• 2018-07-17 Listed $64,000 HARMLS
• 2018-06-11 Listing Removed — HARMLS
• 2017-12-11 Listed $64,500 HARMLS
• 2017-06-13 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,114 · +8.5% YoY. Source: county tax records.