14010 Doc Holiday Dr · Log Cabin, TX 75124

$108,000

1 bd · 1.0 ba · 600 sqft · SingleFamily · 24 Days on market

Built 2026 Good condition 1,699 sqft lot

---

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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TIRED OF RENTING OR LOOKING FOR AN AWESOME LAKE RETREAT WITHOUT HIGH TAXES. THIS BRAND NEW LAKE CABIN IS PERFECT. HAS OPEN DESIGN, 1 BEDROOM, 1 BATH, PRIVACY FENCED BACKYARD. SPLIT UNIT HEAT AND COOL, NICE KITCHEN, QUARTZ COUNTERTOPS, NEW STOVE AND REFRIGERATOR INCLUDED. CHEAPER THAN RENTING, WATERFRONT AREA WITH WONDERFUL WATERFRONT PARK AREA AND BOAT LAUNCH.

Key facts

• Open design
• Boat launch
• Waterfront area

Tags

• PRIVACY FENCED BACKYARD
• OPEN DESIGN
• WATERFRONT AREA
• BOAT LAUNCH

Property features AI

Finance

• Other: Property is in Log Cabin Estates Sec 13 subdivision; Lot dimensions approximately 29 x 55 x 31 x 56
• Financial info: Listing accepts Cash, Conventional, and FHA financing; Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: No covered or carport spaces; No designated parking features
• Security: Smoke detector(s)
• Utilities: Co-op water; Other utilities; Not in a municipal utility district
• Home design: Single-family residence; One story; Not attached to another property
• Construction: Frame construction; Composition roof; Slab foundation; Built in 2026; Preowned
• Exterior features: Other exterior features; Subdivision lot

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Ceiling fan(s); Other heating; Other cooling
• Interior features: Two total rooms; One living area; One dining area; Other interior features
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $108k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $106k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 0.9% in Log Cabin — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 38/100 on livability (#1,626 in TX) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Eustace ISD (rural): math 32% / reading 45% proficiency, ranked #455 of 826 in TX (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Eustace Pri (497 students, 74% FRL).
• Market conditions: 97 active listings in the ZIP; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $747 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $106,380 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.23% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.88%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $234,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6500 County Road 1411	0.49mi	1/1.0	560 (-7%)	14mo	$219,000	$391	55

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,582
• Equity at exit: $16,103

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $26,005
• Equity at exit: $9,338

Cash invested: $30,240 (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 75124

• Home prices YoY: -24.6%
• Active inventory: 97
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,324 medium
• Mortgage (P&I): −$566
• Tax est. 1.5%: −$135 /mo · $1,620/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $299

Break-even live

Break-even rent $945

Max offer price $108,000

Occupancy floor 72%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $108,000 Active 24 DOM
2. 2026-06-18
   days on market $108,000 Active 23 DOM
3. 2026-06-17
   days on market $108,000 Active 22 DOM
4. 2026-06-16
   days on market $108,000 Active 21 DOM
5. 2026-06-15
   days on market $108,000 Active 20 DOM
6. 2026-06-14
   days on market $108,000 Active 18 DOM
7. 2026-06-12
   days on market $108,000 Active 17 DOM
8. 2026-06-09
   days on market $108,000 Active 14 DOM
9. 2026-06-08
   days on market $108,000 Active 13 DOM
10. 2026-06-07
    days on market $108,000 Active 12 DOM
11. 2026-06-05
    days on market $108,000 Active 9 DOM
12. 2026-06-02
    days on market $108,000 Active 7 DOM
13. 2026-06-01
    days on market $108,000 Active 6 DOM
14. 2026-05-31
    days on market $108,000 Active 5 DOM
15. 2026-05-30
    days on market $108,000 Active 4 DOM
16. 2026-05-26
    listed $108,000 Active 362-char remark

    Show marketing remark (362 chars)

    TIRED OF RENTING OR LOOKING FOR AN AWESOME LAKE RETREAT WITHOUT HIGH TAXES. THIS BRAND NEW LAKE CABIN IS PERFECT. HAS OPEN DESIGN, 1 BEDROOM, 1 BATH, PRIVACY FENCED BACKYARD. SPLIT UNIT HEAT AND COOL, NICE KITCHEN, QUARTZ COUNTERTOPS, NEW STOVE AND REFRIGERATOR INCLUDED. CHEAPER THAN RENTING, WATERFRONT AREA WITH WONDERFUL WATERFRONT PARK AREA AND BOAT LAUNCH.

17. 2026-05-26
    listed $108,000 Active

    Show marketing remark (362 chars)

    TIRED OF RENTING OR LOOKING FOR AN AWESOME LAKE RETREAT WITHOUT HIGH TAXES. THIS BRAND NEW LAKE CABIN IS PERFECT. HAS OPEN DESIGN, 1 BEDROOM, 1 BATH, PRIVACY FENCED BACKYARD. SPLIT UNIT HEAT AND COOL, NICE KITCHEN, QUARTZ COUNTERTOPS, NEW STOVE AND REFRIGERATOR INCLUDED. CHEAPER THAN RENTING, WATERFRONT AREA WITH WONDERFUL WATERFRONT PARK AREA AND BOAT LAUNCH.

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

Taxation est. · year 1

• Rental income: $15,884
• − Mortgage interest: −$6,050
• − Property taxes: −$1,620
• − Insurance: −$540
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$3,142
• Taxable income: $1,991
• Est. tax owed @ 24.0%: −$478
• After-tax cash flow: $3,114/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 · 2 photos

Good 80/100 Cosmetic rehab

This single-family home is in good condition with a good exterior and interior. It has a good roof and flooring, and the split unit HVAC system is in good condition. The home is located in a desirable area with a fenced backyard and waterfront access. The home is move-in ready and has a good resale and rental value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers
• Both Painting exterior and interior — Fresh paint can make the home look more appealing and maintain its value
• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers ↑
• Both Painting exterior and interior — Fresh paint can make the home look more appealing and maintain its value ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers ↑

ⓘ 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: Eustace ISD
• NCES district ID: 4818720
• Math proficiency: 32% ▼ -18.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $42,425
• Composite: 32.48/100
• National rank: #5711
• State rank: #455 of 826 in TX

Livability — Log Cabin

• Score: 38/100
• State rank: #1626
• US rank: #27499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Log Cabin, TX
• Population (ZIP): 5,799

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 80,471 people
• By 2030: 80,608 · +0.2%
• By 2040: 80,087 · -0.5%
• By 2050: 78,208 · -2.8%
• By 2075: 72,423 · -10.0%
• By 2100: 61,012 · -24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Serbian 1% Scotch-Irish 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+63.5) · D 18.0% · R 81.4%
• 2008→2024 swing: -18.8pp toward R · 2008: -44.6pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.2 2016: R+60.0 2012: R+54.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.33%
• Current HPI: 218.5462
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-26 Listed $108,000 HCBOR
• 2026-05-26 Listed $108,000 NTREIS