408 Lovie Smith Dr

Big Sandy, Texas, 75755

Redeemable DeedpendingSells Oct 6, 2026 · 2 days ago

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SqFt: 2,610
Lot Size: 7,418
Year Built: 1999
APN: 51659

Property Type: Other
Distressed: No
Vacant: No
Owner Type: Individual
Owner Status: Absentee (In State)
Length of Ownership: 9 Months
Purchase Method: Cash Purchase
County: Upshur

Value

Estimated Value: $9,090
County Market Value: $9,090; 2025
Assessed Value: $9,090; 2025

Mortgage & Debt

Open Mortgages: 0
Estimated Balance: $0
Lien Flags: None recorded; RealEstateAPI flags · not a lien search
Tax Delinquent Since: 2011

Last Sale

Document Type: Public Action

Opportunity

Opening Bid: $909
Bid / Value: 10%; of $9,090
Property Tax 2025: $163; annual bill · not the amount owed
Equity (est.): $9,090; 100%
Linked Properties: 58

Opening bid

$909

Assessed value

$9,090

Land $9,090Improvement $0

Market / AVM

$9,090

Property tax 2025

$163

Annual bill — the sale list gives no amount owed

Case number 20-183TX

Property facts enriched via realestateapi · 9/29/2026

Ownership Information

Owner 1 Name: Upshur County
Mailing Address: 215 Titus St, Gilmer, TX 75644
Owner Type: Individual
Corporate Owned: No

Property Characteristics

Basement: No Basement

Deal analysis

Sale Date	Recorded	Document	Doc #	Arm's Length	Method	Buyer	Seller
12/29/2025	12/29/2025	Public Action	202508253	Yes	Cash Purchase	Upshur County	The Church Of God In Christ, Margaret Johnson

Your maximum bid

$1,311

Walk away above this. Projected profit at the ceiling: $2,727 (30% of ARV).

Opening bid $909

Room to bid $402

Confidence: medium — ARV from a provider market estimate, not comps.

History-guided suggestion

$1,017

Under max by $294

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

—

Median sold

—

p(redeem) prior

—

No historical bucket for TX|Redeemable Deed; suggestion uses oracle only.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Provider market estimate of $9,090. This is an as-is valuation, not an after-repair one — enter your own comparable-sales figure if the property needs work.

After-repair value: $9,090
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$727
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical TX range ($1,800–$5,000, ~5 months).: −$3,400
Deed recording and transferassumed Typical TX recording and deed issuance cost.: −$400
Holding costs (7 months)assumed Taxes, insurance, and securing the property at ~$75/month.: −$525
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$2,727
Maximum bid: $1,311

If the owner redeems

Flat penalty

25%

You'd receive

$328

Window

730 days

A 25% flat penalty applies if the owner redeems. It is a penalty, not annual interest — the rate does not change with how early they redeem.

homestead and agricultural-use property (2 years); all other property is 180 days

Quoted elsewhere as 51% annualised — true only if they redeem on the last possible day and you immediately redeploy the capital. Treat the flat penalty as the real number.

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. The 180-day vs 2-year window turns on the property's use at the time of sale, which the sale list does not state — treat any homestead-looking residential parcel as potentially 2-year.

408 Lovie Smith Dr

Value

Mortgage & Debt

Last Sale

Opportunity

Ownership Information

Property Characteristics

408 Lovie Smith Dr

Value

Mortgage & Debt

Last Sale

Opportunity

Ownership Information

Property Characteristics

Building Size

Land/Location Information

Legal Description

Tax Assessment Information

Last Arm's Length Sale Information

Recording Information

Buyer/Seller Information

Distress Flags

Area

Fair Market Rents

Tax Assessment Information

Sale History

County records

Upshur County rules

Historical comps

Verify before you bid