4450 Fm 2845

Lyford, Texas, 78569

Redeemable DeedpendingSells Sep 1, 2026 · 11 days ago

View on map ↗

Opening bid

$99,300

Assessed value

$146,802

Land $39,960Improvement $106,842

Market / AVM

$146,802

Taxes owed

—

Parcel number: 37331
Case number: 2022-CV-0358-A
Land use: Farm & Ranch Improved
Building: 1,805 sqft
Acreage: 1.18
Lot size: 51,327 sqft
Year built: 1997
Owner of record: Melquiades Gonzalez

Property facts enriched via realestateapi · 8/25/2026

Aerial view of 4450 Fm 2845 — the parcel — Aerial imagery from the USGS National Map. Flown on a multi-year cycle — it shows the site as photographed, which may predate clearing, construction or demolition. Not evidence of current condition.

Aerial view of 4450 Fm 2845 — what is around it — Aerial imagery from the USGS National Map. Flown on a multi-year cycle — it shows the site as photographed, which may predate clearing, construction or demolition. Not evidence of current condition.

Site & surroundings

Physical conditions that affect value and rarely appear on a listing.

Nothing adverse found within range of this parcel.

Context

Water body879 ft from parcel centre
Frontage or flood exposure depending on elevation and zone — read this next to the FEMA signal, not on its own.
FEMA flood zone X
Outside the 1% annual chance floodplain.
7% of homes vacant year-round in Census Tract 9506
56 of 820 units vacant year-round, around or below the national tract average.
Tract median home value $56,800
Self-reported median across the whole tract — context for whether a number is plausible, not a comparable and never a bid input.
Median household income $52,794
Tract median household income. Sets what a local buyer can finance.

County records

Official appraiser / assessor — free, always available. Copy the parcel number if the link opens a search page.

Willacy County rules

Sale type: Redeemable Deed
Redemption: 2 years for homestead/ag/mineral properties; 6 months for all other property
Return if redeemed: 25% penalty in year one, 50% in year two (homestead/ag); 25% flat for the 6-month category
Statute: Texas Tax Code Title 1, Subtitle E, Ch. 34

Full county profile →

Historical comps

No historical bucket for TX|Redeemable Deed

No recorded comps yet for this state/sale type. Run deedpilot-copilot import-history --deep and build-history-index.

Index 2026-08-01 · 87,879 total recorded outcomes

Verify before you bid

This record was compiled from the published sale list. Parcels are pulled, redeemed, and re-priced up to the moment of sale. Confirm the lot is still in the sale, and confirm the opening bid, directly with the county.

Deal analysis

Your maximum bid

$85,676

Do not bid — the numbers do not clear your margin.

Opening bid $99,300

Room to bid -$13,624

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

History-guided suggestion

Pass

History + oracle say stay out or wait — do not chase.

History sample

—

Median sold

—

p(redeem) prior

—

No historical bucket for TX|Redeemable Deed; suggestion uses oracle only.
Oracle says no-bid — suggestion is pass.

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 $146,802. 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: $146,802
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$11,744
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 ~$220/month.: −$1,541
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): −$44,041
Maximum bid: $85,676

If the owner redeems

Flat penalty

25%

You'd receive

$21,419

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.
The opening bid of $99,300 is already above your ceiling of $85,675.82.

AI risk brief

Reads this parcel against WillacyCounty's rules and flags what could go wrong — surviving liens, redemption exposure, title cost, and the facts we don't have. Takes about 35 seconds; the result is saved, so opening this lot again is instant.

Site & surroundings

Physical conditions that affect value and rarely appear on a listing.

Nothing adverse found within range of this parcel.

Context

Water body879 ft from parcel centre

Frontage or flood exposure depending on elevation and zone — read this next to the FEMA signal, not on its own.

FEMA flood zone X

Outside the 1% annual chance floodplain.

7% of homes vacant year-round in Census Tract 9506

56 of 820 units vacant year-round, around or below the national tract average.

Tract median home value $56,800

Self-reported median across the whole tract — context for whether a number is plausible, not a comparable and never a bid input.

Median household income $52,794

Tract median household income. Sets what a local buyer can finance.

Deal analysis

Your maximum bid

$85,676

Do not bid — the numbers do not clear your margin.

Opening bid $99,300

Room to bid -$13,624

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

History-guided suggestion

Pass

History + oracle say stay out or wait — do not chase.

History sample

—

Median sold

—

p(redeem) prior

—

No historical bucket for TX|Redeemable Deed; suggestion uses oracle only.
Oracle says no-bid — suggestion is pass.

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 $146,802. 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: $146,802
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$11,744
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 ~$220/month.: −$1,541
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): −$44,041
Maximum bid: $85,676

If the owner redeems

Flat penalty

25%

You'd receive

$21,419

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.
The opening bid of $99,300 is already above your ceiling of $85,675.82.