186 High Point Dr · Pine Harbor, TX 75657

$75,000

2 bd · 1.0 ba · 708 sqft · SingleFamily public records · 39 Days on market

Built 1963 0.34 ac lot $8/mo HOA · 1% of rent ↓ 6% since listing

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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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here's your chance to own a cottage at Lake O'the pines! This two bedroom one bath located in Pine Harbor, just East of Hurricane Creek, would be the perfect place to get away for a week, a weekend, or for lake living. This place has had many updates including flooring, paint, and fixtures. The community boat ramp with a pier is right down the road. Bring your boat and your fishing rods!

Key facts

• Community boat ramp
• Covered parking
• Completely fenced

Tags

• COMPLETELY FENCED
• GARDEN SPOT
• COVERED PARKING
• STORAGE SHED
• SPACIOUS DECK
• COMMUNITY BOAT RAMP

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $100 (about $8.33/month)

Exterior

• Parking: Detached 2-car garage
• Home design: Single-family residence; Single-story
• Exterior features: Chain link fencing; Composition roof

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Space heater for heating; Window air conditioning units
• Interior features: Electric water heater; Four total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#1,494 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Jefferson ISD (rural): math 23% / reading 33% proficiency, ranked #689 of 826 in TX (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 193 active listings in the ZIP; 8 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marion County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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, 61% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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. 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?
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: 1.13% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.72%
• DSCR: 1.39
• GRM: 7.4

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-2,426
• Equity at exit: $11,183

10-year hold

• IRR: 6.6%
• Equity multiple: 1.50×
• Total profit: $10,450
• Equity at exit: $6,485

Cash invested: $21,000 (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 75657

• Home prices YoY: -9.7%
• Active inventory: 193
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$86 /mo · $1,037/yr
• Insurance: −$31
• HOA: −$8
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $153

Break-even live

Break-even rent $657

Max offer price $75,000

Occupancy floor 77%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 36 events

1. 2026-06-19
   days on market $75,000 Active 39 DOM
2. 2026-06-18
   days on market $75,000 Active 38 DOM
3. 2026-06-17
   days on market $75,000 Active 37 DOM
4. 2026-06-16
   days on market $75,000 Active 36 DOM
5. 2026-06-15
   days on market $75,000 Active 35 DOM
6. 2026-06-14
   days on market $75,000 Active 33 DOM
7. 2026-06-13
   days on market $75,000 Active 32 DOM
8. 2026-06-10
   days on market $75,000 Active 30 DOM
9. 2026-06-09
   days on market $75,000 Active 29 DOM
10. 2026-06-08
    days on market $75,000 Active 28 DOM
11. 2026-06-07
    days on market $75,000 Active 27 DOM
12. 2026-06-05
    days on market $75,000 Active 24 DOM
13. 2026-06-03
    days on market $75,000 Active 23 DOM
14. 2026-06-02
    days on market $75,000 Active 22 DOM
15. 2026-06-01
    days on market $75,000 Active 21 DOM
16. 2026-05-31
    days on market $75,000 Active 20 DOM
17. 2026-05-30
    days on market $75,000 Active 19 DOM
18. 2026-05-10
    listed $75,000 Active 453-char remark
19. 2025-03-28
    soldstatus Closed 390-char remark

    Show marketing remark (390 chars)

    Here's your chance to own a cottage at Lake O'the pines! This two bedroom one bath located in Pine Harbor, just East of Hurricane Creek, would be the perfect place to get away for a week, a weekend, or for lake living. This place has had many updates including flooring, paint, and fixtures. The community boat ramp with a pier is right down the road. Bring your boat and your fishing rods!

20. 2025-03-28
    soldstatus Closed

    Show marketing remark (390 chars)

    Here's your chance to own a cottage at Lake O'the pines! This two bedroom one bath located in Pine Harbor, just East of Hurricane Creek, would be the perfect place to get away for a week, a weekend, or for lake living. This place has had many updates including flooring, paint, and fixtures. The community boat ramp with a pier is right down the road. Bring your boat and your fishing rods!

21. 2025-03-28
    soldstatus

    Show marketing remark (390 chars)

    Here's your chance to own a cottage at Lake O'the pines! This two bedroom one bath located in Pine Harbor, just East of Hurricane Creek, would be the perfect place to get away for a week, a weekend, or for lake living. This place has had many updates including flooring, paint, and fixtures. The community boat ramp with a pier is right down the road. Bring your boat and your fishing rods!

22. 2025-02-28
    soldstatus Closed
23. 2025-02-07
    historical
24. 2025-02-06
    status Pending

    Show marketing remark (390 chars)

    Here's your chance to own a cottage at Lake O'the pines! This two bedroom one bath located in Pine Harbor, just East of Hurricane Creek, would be the perfect place to get away for a week, a weekend, or for lake living. This place has had many updates including flooring, paint, and fixtures. The community boat ramp with a pier is right down the road. Bring your boat and your fishing rods!

25. 2025-02-06
    status Pending 390-char remark

    Show marketing remark (390 chars)

    Here's your chance to own a cottage at Lake O'the pines! This two bedroom one bath located in Pine Harbor, just East of Hurricane Creek, would be the perfect place to get away for a week, a weekend, or for lake living. This place has had many updates including flooring, paint, and fixtures. The community boat ramp with a pier is right down the road. Bring your boat and your fishing rods!

26. 2024-08-26
    price $73,000 390-char remark

    Show marketing remark (390 chars)

    Here's your chance to own a cottage at Lake O'the pines! This two bedroom one bath located in Pine Harbor, just East of Hurricane Creek, would be the perfect place to get away for a week, a weekend, or for lake living. This place has had many updates including flooring, paint, and fixtures. The community boat ramp with a pier is right down the road. Bring your boat and your fishing rods!

27. 2024-08-26
    price $73,000

    Show marketing remark (390 chars)

    Here's your chance to own a cottage at Lake O'the pines! This two bedroom one bath located in Pine Harbor, just East of Hurricane Creek, would be the perfect place to get away for a week, a weekend, or for lake living. This place has had many updates including flooring, paint, and fixtures. The community boat ramp with a pier is right down the road. Bring your boat and your fishing rods!

28. 2024-08-26
    price $73,000

    Show marketing remark (390 chars)

    Here's your chance to own a cottage at Lake O'the pines! This two bedroom one bath located in Pine Harbor, just East of Hurricane Creek, would be the perfect place to get away for a week, a weekend, or for lake living. This place has had many updates including flooring, paint, and fixtures. The community boat ramp with a pier is right down the road. Bring your boat and your fishing rods!

29. 2024-07-24
    listed $80,000 Active 390-char remark

    Show marketing remark (390 chars)

    Here's your chance to own a cottage at Lake O'the pines! This two bedroom one bath located in Pine Harbor, just East of Hurricane Creek, would be the perfect place to get away for a week, a weekend, or for lake living. This place has had many updates including flooring, paint, and fixtures. The community boat ramp with a pier is right down the road. Bring your boat and your fishing rods!

30. 2024-07-11
    listed $80,000 Active

    Show marketing remark (390 chars)

    Here's your chance to own a cottage at Lake O'the pines! This two bedroom one bath located in Pine Harbor, just East of Hurricane Creek, would be the perfect place to get away for a week, a weekend, or for lake living. This place has had many updates including flooring, paint, and fixtures. The community boat ramp with a pier is right down the road. Bring your boat and your fishing rods!

31. 2024-07-11
    listed $80,000 Active

    Show marketing remark (390 chars)

    Here's your chance to own a cottage at Lake O'the pines! This two bedroom one bath located in Pine Harbor, just East of Hurricane Creek, would be the perfect place to get away for a week, a weekend, or for lake living. This place has had many updates including flooring, paint, and fixtures. The community boat ramp with a pier is right down the road. Bring your boat and your fishing rods!

32. 2023-04-05
    soldstatus
33. 2005-06-16
    soldstatus
34. 1995-11-09
    soldstatus
35. 1987-05-06
    soldstatus
36. 1987-03-06
    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: $1,037 · $86/mo
• Projected year-2 tax: $1,372 · $114/mo
• Expected delta: +$335/yr (+$28/mo · 32.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $10,200
• − Mortgage interest: −$4,201
• − Property taxes: −$1,037
• − Insurance: −$375
• − Repairs & maintenance: −$816
• − Management: −$816
• − HOA: −$96
• − Depreciation: −$2,182
• Taxable income: $677
• Est. tax owed @ 24.0%: −$162
• After-tax cash flow: $1,668/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: Jefferson ISD
• NCES district ID: 4824730
• Math proficiency: 23% ▼ -8.00%
• Reading proficiency: 33% ▼ -4.00%
• Median HH income: $33,504
• Composite: 22.93/100
• National rank: #7992
• State rank: #689 of 826 in TX

Livability — Pine Harbor

• Score: 50/100
• State rank: #1494
• US rank: #25521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Harbor, TX
• Population (ZIP): 6,842

Population outlook (Marion County) Hauer SSP2

• Today (2025): 9,339 people
• By 2030: 8,881 · -4.9%
• By 2040: 8,044 · -13.9%
• By 2050: 7,449 · -20.2%
• By 2075: 6,638 · -28.9%
• By 2100: 5,871 · -37.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 22% Two or more races 3% Hispanic / Latino 3% Native American 1%
• Common ancestry: Iranian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+52.5) · D 23.4% · R 75.9%
• 2008→2024 swing: -30.8pp toward R · 2008: -21.7pp · 2024: -52.5pp
• All cycles: 2024: R+52.5 2020: R+43.8 2016: R+43.1 2012: R+29.1 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.60%
• Current HPI: 126.2671
• 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

-6.2% since first listed

19 events — show timeline

• 2026-05-10 Listed $75,000 LAAR
• 2025-03-28 Sold (Public Records) — Public Records
• 2025-03-28 Sold (MLS) — LAAR
• 2025-03-28 Sold (MLS) — NTREIS
• 2025-02-28 Sold (MLS) — GTAR
• 2025-02-07 Delisted — GTAR
• 2025-02-06 Pending — LAAR
• 2025-02-06 Pending — NTREIS
• 2024-08-26 Price Changed $73,000 NTREIS
• 2024-08-26 Price Changed $73,000 GTAR
• 2024-08-26 Price Changed $73,000 LAAR
• 2024-07-24 Listed $80,000 NTREIS
• 2024-07-11 Listed $80,000 GTAR
• 2024-07-11 Listed $80,000 LAAR
• 2023-04-05 Sold (Public Records) — Public Records
• 2005-06-16 Sold (Public Records) — Public Records
• 1995-11-09 Sold (Public Records) — Public Records
• 1987-05-06 Sold (Public Records) — Public Records
• 1987-03-06 Sold (Public Records) — Public Records

Property tax history

+10.2%/yr

Latest (2025): $1,037 · +56.7% YoY. Source: county tax records.