202 N Meadowbrook Dr · Overton, TX 75684

$105,000

3 bd · 2.0 ba · 899 sqft · SingleFamily public records · 17 Days on market

Built 1968 0.29 ac lot

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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 +18.2/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Appreciation +5.0/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This adorable, custom, 4 bedroom, 2 bath, 2-story home was designed and built by the seller's dad in 1968 and has a large bonus room above the garage that was added on at a later date. Downstairs, you have your master bedroom, bathroom, living, kitchen & dining areas. Upstairs, you have 3 bedrooms, spacious closets and bonus room above the 2-car garage. Completely fenced backyard with plenty of room for kids or fur-babies to play. Many improvements have been done; new HVAC unit inside, kitchen cabinets, new blinds and fresh coat of paint just to name a few. This home is located in a nice, quiet neighborhood and is less than a mile from the schools, grocery store and Dr's office. It's also centrally located where you can easily get to Kilgore, Henderson, Tyler or Longview within 30 minutes giving you plenty of options for dining, shopping and entertainment. Call me today to schedule your showing.

Key facts

• Backyard patio
• Sliding glass door
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• SLIDING GLASS DOOR
• BACKYARD PATIO
• FENCED BACKYARD
• SPACIOUS UPSTAIRS BONUS ROOM

Property features AI

Exterior

• Parking: Attached concrete garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Brick veneer; Composition roof
• Exterior features: Wood fencing; Level lot

Interior

• Kitchen: Dishwasher; Electric oven
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Pantry; 7 total rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#432 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools D+, amenities F, commute F.
• Overton ISD (rural): math 31% / reading 32% proficiency, ranked #582 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 70 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 $4k of equity ($726 loan paydown + $3k 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 $29k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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

• Watch-outs: property tax is 4.6% of price.
• Climate carrying-cost: major flood risk; major wind risk, 61% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.81%
• DSCR: 1.17
• GRM: 6.3

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: 11.2%
• Equity multiple: 1.64×
• Total profit: $18,778
• Equity at exit: $47,213

10-year hold

• IRR: 13.4%
• Equity multiple: 3.00×
• Total profit: $58,796
• Equity at exit: $72,760

Cash invested: $29,400 (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 75684

• Active inventory: 70
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$404 /mo · $4,846/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $93

Break-even live

Break-even rent $1,264

Max offer price $105,000

Occupancy floor 88%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-15
   status $105,000 Pending 17 DOM
2. 2026-06-15
   days on market $105,000 Active 17 DOM
3. 2026-06-14
   days on market $105,000 Active 15 DOM
4. 2026-06-13
   days on market $105,000 Active 14 DOM
5. 2026-06-10
   days on market $105,000 Active 12 DOM
6. 2026-06-09
   days on market $105,000 Active 11 DOM
7. 2026-06-08
   days on market $105,000 Active 10 DOM
8. 2026-06-07
   days on market $105,000 Active 9 DOM
9. 2026-06-03
   days on market $105,000 Active 5 DOM
10. 2026-06-02
    days on market $105,000 Active 4 DOM
11. 2026-06-01
    days on market $105,000 Active 3 DOM
12. 2026-05-31
    days on market $105,000 Active 2 DOM
13. 2026-05-30
    remarks 622-char remark
14. 2026-05-30
    listed $105,000 Active 1 DOM

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $4,846 · $404/mo
• Projected year-2 tax: $4,846 · $404/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,579
• − Mortgage interest: −$5,882
• − Property taxes: −$4,846
• − Insurance: −$525
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$3,055
• Taxable loss: −$380
• Est. tax savings @ 24.0%: +$91
• After-tax cash flow: $1,211/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: Overton ISD
• NCES district ID: 4833870
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $48,386
• Composite: 27.3/100
• National rank: #7000
• State rank: #582 of 826 in TX

Livability — Overton

• Score: 69/100
• State rank: #432
• US rank: #8906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Overton, TX
• Population (ZIP): 7,655

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 20% Two or more races 15% Black 11%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% 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

+110.0% since first listed

7 events — show timeline

• 2026-05-29 Listed $105,000 LAAR
• 2022-10-04 Sold (Public Records) — Public Records
• 2022-09-23 Sold (MLS) — GTAR
• 2022-08-23 Listed $169,900 GTAR
• 2015-03-13 Sold (MLS) — GTAR
• 2015-02-25 Listed $50,000 GTAR
• 1968-02-20 Sold (Public Records) — Public Records

Property tax history

+12.7%/yr

Latest (2025): $4,846 · -2.6% YoY. Source: county tax records.