23157 SASSAFRAS DR

MINEOLA, Texas, 75773-9597

Redeemable DeedsoldSells Aug 4, 2026 · 39 days ago

View on map ↗

Opening bid

$818

Assessed value

$818

Market / AVM

—

Taxes owed

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Parcel number: 180510000000006500
Case number: 25,478-A
Land use: RESALE
Building: —
Acreage: —
Lot size: —
Year built: —
Owner of record: —

Aerial view of 23157 SASSAFRAS DR — 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 23157 SASSAFRAS DR — 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.

County records

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

Smith CAD search ↗search: 180510000000006500
Tax Sales ↗search: 180510000000006500
Recorded Document Search ↗search: 180510000000006500
Property Tax Information and GIS Maps ↗search: 180510000000006500
Google Maps (parcel / address search) ↗

Smith 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

Liens that survive

HOA/POA and federal tax liens can survive Texas tax sales if not properly joined. Post-judgment taxes may be due from buyer. All sales final subject to statutory redemption rights.

Quiet title

Commonly required by title insurers after redemption window before marketable title insurance.

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.

Smith County Tax Assessor-Collector ↗

Deal analysis

Your maximum bid

-$3,818

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

Opening bid $818

Room to bid -$4,636

Confidence: medium — ARV derived from assessed value, not comps.

History-guided suggestion

Pass

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

History sample

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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

Assessed $818 ÷ 1 assessment ratio. Texas requires appraisal at 100% of market value as of Jan 1 (Tex. Tax Code § 23.01).

After-repair value: $818
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$65
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): −$245
Maximum bid: -$3,818

If the owner redeems

Flat penalty

25%

You'd receive

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.
Costs exceed what the property can support at your target margin. There is no bid at which this clears.

AI risk brief

Reads this parcel against SmithCounty'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.