1577 Cr 165 · Mount Enterprise, TX 75669

$195,900

2 bd · 2.0 ba · 2,400 sqft · Manufactured public records · 87 Days on market

Built 2021 Good condition ↓ 22% since listing

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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 +15.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• 1% rule +6.0/10.0
• DSCR +4.7/10.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Nestled on over 16 acres of mostly wooded land, this 2,400 sq ft country home offers the perfect blend of privacy, space, and natural beauty. A welcoming front porch invites you to relax and enjoy quiet mornings or peaceful evenings surrounded by trees and the sights of deer and other wildlife. Inside, the open-concept living and kitchen area is bright and airy, with lots of windows that bring the outdoors in. The kitchen features stainless steel appliances, a large island, and a farmhouse sink, ideal for cooking, entertaining, or gathering with family and friends. The spacious living area and oversized bedrooms provide comfort and versatility, while the primary bath offers a garden tub, walk-in shower, and double sinks for a true retreat. Endless opportunities for recreation, gardening, raising animals, or simply enjoying the serenity of country life. Complete with a chicken coop and abundant wooded areas, this property is a rare opportunity to embrace a quiet, rural lifestyle while remaining within reach of local amenities.

Key facts

• Over 16 acres
• Mostly wooded land
• Large island

Tags

• OVER 16 ACRES
• MOSTLY WOODED LAND
• WELCOMING FRONT PORCH
• OPEN-CONCEPT LIVING
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $196k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $73 ($873/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $196k).
• Recommended offer: $184k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#383 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Carthage ISD (town): math 41% / reading 41% proficiency, ranked #364 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 6 units permitted in Panola County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.3% local appreciation)).
• Panola County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago 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.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,146 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.39×
• Total profit: $21,442
• Equity at exit: $80,649

10-year hold

• IRR: 10.3%
• Equity multiple: 2.44×
• Total profit: $79,087
• Equity at exit: $118,792

Cash invested: $54,852 (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 75669

• Home prices YoY: 2.6%
• Active inventory: 23
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,151 medium
• Mortgage (P&I): −$1,027
• Tax from tax record: −$517 /mo · $6,209/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $73

Break-even live

Break-even rent $2,059

Max offer price $195,900

Occupancy floor 92%

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: $48,975
• Closing costs: $5,877
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-09
   days on market $195,900 Active 87 DOM
2. 2026-06-08
   days on market $195,900 Active 86 DOM
3. 2026-06-08
   days on market $195,900 Active 85 DOM
4. 2026-06-07
   days on market $195,900 Active 84 DOM
5. 2026-06-03
   days on market $195,900 Active 81 DOM
6. 2026-06-02
   days on market $195,900 Active 80 DOM
7. 2026-06-01
   days on market $195,900 Active 79 DOM
8. 2026-05-31
   days on market $195,900 Active 78 DOM
9. 2026-03-31
   status Active 1041-char remark

   Show marketing remark (1041 chars)

   Nestled on over 16 acres of mostly wooded land, this 2,400 sq ft country home offers the perfect blend of privacy, space, and natural beauty. A welcoming front porch invites you to relax and enjoy quiet mornings or peaceful evenings surrounded by trees and the sights of deer and other wildlife. Inside, the open-concept living and kitchen area is bright and airy, with lots of windows that bring the outdoors in. The kitchen features stainless steel appliances, a large island, and a farmhouse sink, ideal for cooking, entertaining, or gathering with family and friends. The spacious living area and oversized bedrooms provide comfort and versatility, while the primary bath offers a garden tub, walk-in shower, and double sinks for a true retreat. Endless opportunities for recreation, gardening, raising animals, or simply enjoying the serenity of country life. Complete with a chicken coop and abundant wooded areas, this property is a rare opportunity to embrace a quiet, rural lifestyle while remaining within reach of local amenities.

10. 2026-03-31
    price $195,900 1041-char remark

    Show marketing remark (1041 chars)

    Nestled on over 16 acres of mostly wooded land, this 2,400 sq ft country home offers the perfect blend of privacy, space, and natural beauty. A welcoming front porch invites you to relax and enjoy quiet mornings or peaceful evenings surrounded by trees and the sights of deer and other wildlife. Inside, the open-concept living and kitchen area is bright and airy, with lots of windows that bring the outdoors in. The kitchen features stainless steel appliances, a large island, and a farmhouse sink, ideal for cooking, entertaining, or gathering with family and friends. The spacious living area and oversized bedrooms provide comfort and versatility, while the primary bath offers a garden tub, walk-in shower, and double sinks for a true retreat. Endless opportunities for recreation, gardening, raising animals, or simply enjoying the serenity of country life. Complete with a chicken coop and abundant wooded areas, this property is a rare opportunity to embrace a quiet, rural lifestyle while remaining within reach of local amenities.

11. 2026-02-26
    status Pending 1041-char remark

    Show marketing remark (1041 chars)

    Nestled on over 16 acres of mostly wooded land, this 2,400 sq ft country home offers the perfect blend of privacy, space, and natural beauty. A welcoming front porch invites you to relax and enjoy quiet mornings or peaceful evenings surrounded by trees and the sights of deer and other wildlife. Inside, the open-concept living and kitchen area is bright and airy, with lots of windows that bring the outdoors in. The kitchen features stainless steel appliances, a large island, and a farmhouse sink, ideal for cooking, entertaining, or gathering with family and friends. The spacious living area and oversized bedrooms provide comfort and versatility, while the primary bath offers a garden tub, walk-in shower, and double sinks for a true retreat. Endless opportunities for recreation, gardening, raising animals, or simply enjoying the serenity of country life. Complete with a chicken coop and abundant wooded areas, this property is a rare opportunity to embrace a quiet, rural lifestyle while remaining within reach of local amenities.

12. 2026-02-08
    listed $199,900 Active 1041-char remark

    Show marketing remark (1041 chars)

    Nestled on over 16 acres of mostly wooded land, this 2,400 sq ft country home offers the perfect blend of privacy, space, and natural beauty. A welcoming front porch invites you to relax and enjoy quiet mornings or peaceful evenings surrounded by trees and the sights of deer and other wildlife. Inside, the open-concept living and kitchen area is bright and airy, with lots of windows that bring the outdoors in. The kitchen features stainless steel appliances, a large island, and a farmhouse sink, ideal for cooking, entertaining, or gathering with family and friends. The spacious living area and oversized bedrooms provide comfort and versatility, while the primary bath offers a garden tub, walk-in shower, and double sinks for a true retreat. Endless opportunities for recreation, gardening, raising animals, or simply enjoying the serenity of country life. Complete with a chicken coop and abundant wooded areas, this property is a rare opportunity to embrace a quiet, rural lifestyle while remaining within reach of local amenities.

13. 2025-06-12
    price $215,000
14. 2025-04-07
    status Active
15. 2025-02-12
    status Pending
16. 2025-01-29
    status Active
17. 2025-01-08
    status Pending
18. 2024-09-25
    listed $250,000 Active
19. 2021-07-19
    soldstatus

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $6,209 · $517/mo
• Projected year-2 tax: $6,209 · $517/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,810
• − Mortgage interest: −$10,973
• − Property taxes: −$6,209
• − Insurance: −$980
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − Depreciation: −$5,699
• Taxable loss: −$2,181
• Est. tax savings @ 24.0%: +$523
• After-tax cash flow: $1,396/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 · 12 photos

Good 80/100 Cosmetic rehab

This 2,400 sq ft manufactured home on 16 acres offers a good condition with minimal repairs needed. The open-concept living and kitchen area is bright and airy, and the exterior is well-maintained. Painting the exterior and cleaning gutters would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and aesthetics ↑

ⓘ 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: Carthage ISD
• NCES district ID: 4813110
• Math proficiency: 41% ▼ -3.00%
• Reading proficiency: 41% ▼ -3.00%
• Median HH income: $48,546
• Composite: 35.19/100
• National rank: #4997
• State rank: #364 of 826 in TX

Livability — Mount Enterprise

• Score: 70/100
• State rank: #383
• US rank: #8021

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,044

Population outlook (Panola County) Hauer SSP2

• Today (2025): 23,273 people
• By 2030: 22,845 · -1.8%
• By 2040: 21,652 · -7.0%
• By 2050: 20,107 · -13.6%
• By 2075: 15,709 · -32.5%
• By 2100: 11,013 · -52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 19% Two or more races 2%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Panola

• 2024 margin: Solid R (+66.4) · D 16.7% · R 83.1%
• 2008→2024 swing: -17.5pp toward R · 2008: -48.9pp · 2024: -66.4pp
• All cycles: 2024: R+66.4 2020: R+63.5 2016: R+63.5 2012: R+56.1 2008: R+48.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.32%
• Current HPI: 90.3223
• 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

-21.6% since first listed

11 events — show timeline

• 2026-03-31 Relisted — LAAR
• 2026-03-31 Price Changed $195,900 LAAR
• 2026-02-26 Pending — LAAR
• 2026-02-08 Listed $199,900 LAAR
• 2025-06-12 Price Changed $215,000 LAAR
• 2025-04-07 Relisted — LAAR
• 2025-02-12 Pending — LAAR
• 2025-01-29 Relisted — LAAR
• 2025-01-08 Pending — LAAR
• 2024-09-25 Listed $250,000 LAAR
• 2021-07-19 Sold (Public Records) — Public Records

Property tax history

+68.7%/yr

Latest (2025): $6,209 · +4.5% YoY. Source: county tax records.