I still haven’t seen that house on the market as it was around the street from me, and I had the address on the property.

Nice 2 bedrooms sell for $115k+ and this was the sqft of a 3 bedroom.Also, in Nov of 2021, I knew home values were going to be higher in Spring of 2022 to give my ARV appraisal even better comps.Basically, could tell it was undervalued and for some reason no one wanted it...Observations- Noticed the listing write up was short/poorly written/uninformative- Listing photos were bad (pretty sure that's a google street view front pic, or maybe just a cell phone without even getting out of the car lol)- Listing agent was hard to get ahold of (predictable)- Was near impossible to get an approved showing (how it is 80% of the time on these types)- Tenant was Section 8 (there just went 75% of market interest)- Tenant was paying way under market rent $940 (another thing many aren't willing to take on.

No one is a better judge than you of what your comfortability is when it come to specific neighborhood, you need to get out there and drive on the street that you will own a home.

It is actually in a very stable neighborhood and there are several homes in the area that have recently sold with no pool that have sold for the same value that I could sell this one for in the future and one currently listed a few streets over for 92k so it think removing it wouldn't be detrimental to my value.  

Another Texas rental needs an entire new sewer line from house to street. 

Go sit down with the people at the location on main street.

As Jon said, it's impossible to know...But, you can start with these numbers:- Assume 5 buildable lots (depending on the layout of the 5 acres, the requirements for streets/sidewalks/etc may mean that up to 50% of the land is shared space)- That puts your land cost at $80K/lot- Assume $100/square foot building costs. 

Another way to evaluate is to simply drive around, see if stores are coming in, if street lights are being put up etc.  

Hi Maroon, Center Street Lending has a great blog on flipping improvements.  

They will compare it to the house down the street that has been on the market for a year with paneling and green carpet, and say yours is actually worth less than that They are totally oblivious to the fact that it is they who stand in the way of the free market, and it is the market that assigns value most efficiently.