3199 US Hwy 259 N · Ore City, TX 75640

$199,000

3 bd · 2.0 ba · 1,838 sqft · SingleFamily public records · 64 Days on market

Built 1973 1.47 ac lot $108/sqft · 44% below area Est $353k · 44% under

---

Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Appreciation +6.5/10.0
• Cash flow +5.3/30.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Look at this three-bedroom, two-bathroom house located on 1.47 acre in New Diana ISD! This is a unique property that is currently a rental. New owners could keep it as an investment, or make it your own home. Would be an ideal property for someone with a home business that would like easy access to meet clients. This is a highly visible property located on Hwy 259 on the north edge of Diana. The property is partially fenced, and extends back into a wooded area behind the house. A few of the key features of the home include: a third garage/storage area attached to the home, huge laundry room plus a walk-in pantry, spacious living room with vaulted ceilings, double vanity in the hallway bathroom with separation from the toilet and shower area, and a covered back porch that looks out into the woods. Come check this one out in person to fully appreciate all this property has to offer!

Key facts

• Partially fenced
• Huge laundry room
• Wooded area

Tags

• PARTIALLY FENCED
• WOODED AREA
• THIRD GARAGE STORAGE AREA
• HUGE LAUNDRY ROOM
• WALK IN PANTRY
• VAULTED CEILINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-442 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (39.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (25.4% below list).
• Recommended offer: $121k (39.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 67/100 on livability (#568 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• New Diana ISD (rural): math 49% / reading 58% proficiency, ranked #122 of 826 in TX (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Robert F Hunt El (math 61% / reading 62%, grade B, #355 of 4,322 statewide, top 8%, 574 students, 43% FRL); New Diana Middle (math 41% / reading 55%, grade C-, #400 of 1,662 statewide, top 24%, 282 students, 43% FRL); New Diana H S (math 27% / reading 52%, grade F, #821 of 1,632 statewide, top 53%, 330 students, 41% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 98 active listings in the ZIP; 34 units permitted in Upshur County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (2.9% local appreciation)).
• Upshur County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: major wind risk, 40% 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 $120,922 (39.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 3.63%
• Cash-on-cash: -9.52%
• DSCR: 0.58
• GRM: 11.2

CMA / ARV

• ARV (median comp): $353,178
• List price: $199,000
• Delta: -43.65%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Heather Ln	0.32mi	3/2.0	1,881 (+2%)	10mo	$319,900	$170	73
115 Heather Ln	0.34mi	3/2.0	1,902 (+4%)	12mo	$399,500	$210	68

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

Projected returns pro-forma

2.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.91×
• Total profit: $-5,007
• Equity at exit: $88,417

10-year hold

• IRR: 2.7%
• Equity multiple: 1.42×
• Total profit: $23,136
• Equity at exit: $135,441

Cash invested: $55,720 (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 75640

• Home prices YoY: 1.6%
• Active inventory: 98
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,484 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$488 /mo · $5,851/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-442

Break-even live

Break-even rent $2,043

Max offer price $120,922

Occupancy floor —

Sensitivity live

Price	-10% $-329	-5% $-386	+0% $-442	+5% $-498	+10% $-555
Rent	-10% $-559	-5% $-501	+0% $-442	+5% $-383	+10% $-325
Rate	-1.0pp $-342	-0.5pp $-391	base $-442	+0.5pp $-494	+1.0pp $-546

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-03-24
   listed $199,000 Active 893-char remark

   Show marketing remark (893 chars)

   Look at this three-bedroom, two-bathroom house located on 1.47 acre in New Diana ISD! This is a unique property that is currently a rental. New owners could keep it as an investment, or make it your own home. Would be an ideal property for someone with a home business that would like easy access to meet clients. This is a highly visible property located on Hwy 259 on the north edge of Diana. The property is partially fenced, and extends back into a wooded area behind the house. A few of the key features of the home include: a third garage/storage area attached to the home, huge laundry room plus a walk-in pantry, spacious living room with vaulted ceilings, double vanity in the hallway bathroom with separation from the toilet and shower area, and a covered back porch that looks out into the woods. Come check this one out in person to fully appreciate all this property has to offer!

2. 2022-10-10
   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: $5,851 · $488/mo
• Projected year-2 tax: $5,851 · $488/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 40% 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: $17,804
• − Mortgage interest: −$11,147
• − Property taxes: −$5,851
• − Insurance: −$995
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$5,789
• Taxable loss: −$8,827
• Est. tax savings @ 24.0%: +$2,118
• After-tax cash flow: $-3,185/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: New Diana ISD
• NCES district ID: 4832460
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 58% ▲ 5.00%
• Median HH income: $53,111
• Composite: 45.95/100
• National rank: #2540
• State rank: #122 of 826 in TX

Livability — Ore City

• Score: 67/100
• State rank: #568
• US rank: #10857

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,338

Population outlook (Upshur County) Hauer SSP2

• Today (2025): 42,771 people
• By 2030: 43,788 · +2.4%
• By 2040: 45,574 · +6.6%
• By 2050: 46,683 · +9.1%
• By 2075: 49,137 · +14.9%
• By 2100: 47,457 · +11.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 14% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 2% Portuguese 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Upshur

• 2024 margin: Solid R (+71.0) · D 14.2% · R 85.2%
• 2008→2024 swing: -22.0pp toward R · 2008: -49.0pp · 2024: -71.0pp
• All cycles: 2024: R+71.0 2020: R+68.5 2016: R+68.0 2012: R+59.8 2008: R+49.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.90%
• Current HPI: 182.461
• 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

2 events — show timeline

• 2026-03-24 Listed $199,000 LAAR
• 2022-10-10 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $5,851 · +11.0% YoY. Source: county tax records.