245 Forest Glen Dr · Milam, TX 75948

$79,000

3 bd · 2.0 ba · 980 sqft · Manufactured public records · 30 Days on market

Built 1972 0.73 ac lot

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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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Three-bedroom, two-bath mobile home with add-on situated on approximately 3/4 of an acre, offering plenty of space for parking, boat storage, and outdoor living. Property features a double covered carport and a spacious add-on area that could be used as an additional living room, game room, or flex space. The add-on also includes a second kitchen area for added convenience. Home includes gas appliances and a covered front porch area perfect for relaxing outdoors. Conveniently located just a few blocks from Palo Gaucho on Toledo Bend Reservoir and only five minutes from Pendleton Harbor Recreational Park, making it ideal for full-time living, weekend getaways, or lake-area investment propert

Key facts

• Covered front porch
• Spacious add-on area
• Second kitchen area

Tags

• DOUBLE COVERED CARPORT
• SPACIOUS ADD-ON AREA
• SECOND KITCHEN AREA
• COVERED FRONT PORCH
• CLOSE TO TOLEDO BEND RESERVOIR

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities:
• Home design: Single-family residence; Residential property in the Mid Lake Village subdivision
• Construction: Aluminum siding; Lot size approximately 0.73 acres
• Exterior features: Composition roof

Interior

• Kitchen:
• Bedrooms:
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window air conditioning units; Space heater for heating
• Interior features: Washer and dryer included; Refrigerator included
• Laundry & utility: Washer and dryer present

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($811 rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 1.9% in Milam — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#1,169 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A-; Watch: schools F, amenities F, commute F.
• Hemphill ISD (rural): math 37% / reading 41% proficiency, ranked #466 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 235 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Sabine County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,815 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.58%
• DSCR: 1.38
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-2,754
• Equity at exit: $11,779

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $10,465
• Equity at exit: $6,830

Cash invested: $22,120 (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 75948

• Home prices YoY: -17.7%
• Active inventory: 235
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $811 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$35 /mo · $421/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $158

Break-even live

Break-even rent $611

Max offer price $79,000

Occupancy floor 75%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $79,000 Active 30 DOM
2. 2026-06-17
   days on market $79,000 Active 29 DOM
3. 2026-06-16
   days on market $79,000 Active 28 DOM
4. 2026-06-15
   days on market $79,000 Active 27 DOM
5. 2026-06-13
   days on market $79,000 Active 25 DOM
6. 2026-06-12
   days on market $79,000 Active 24 DOM
7. 2026-06-10
   days on market $79,000 Active 21 DOM
8. 2026-06-08
   days on market $79,000 Active 20 DOM
9. 2026-06-08
   days on market $79,000 Active 19 DOM
10. 2026-06-07
    days on market $79,000 Active 18 DOM
11. 2026-06-03
    days on market $79,000 Active 15 DOM
12. 2026-06-02
    days on market $79,000 Active 14 DOM
13. 2026-06-01
    days on market $79,000 Active 13 DOM
14. 2026-05-31
    days on market $79,000 Active 12 DOM
15. 2026-05-18
    listed $79,000 Active

ⓘ 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: $421 · $35/mo
• Projected year-2 tax: $1,446 · $120/mo
• Expected delta: +$1,025/yr (+$85/mo · 243.3%)

ⓘ 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 8/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $9,729
• − Mortgage interest: −$4,425
• − Property taxes: −$421
• − Insurance: −$395
• − Repairs & maintenance: −$778
• − Management: −$778
• − Depreciation: −$2,298
• Taxable income: $633
• Est. tax owed @ 24.0%: −$152
• After-tax cash flow: $1,746/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.

Schools (NCES district)

• District: Hemphill ISD
• NCES district ID: 4822890
• Math proficiency: 37% ▼ -1.00%
• Reading proficiency: 41% ▲ 4.00%
• Median HH income: $33,330
• Composite: 32.06/100
• National rank: #5821
• State rank: #466 of 826 in TX

Livability — Milam

• Score: 59/100
• State rank: #1169
• US rank: #20453

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Milam, TX
• Population (ZIP): 5,218

Population outlook (Sabine County) Hauer SSP2

• Today (2025): 9,354 people
• By 2030: 8,806 · -5.9%
• By 2040: 7,871 · -15.9%
• By 2050: 7,224 · -22.8%
• By 2075: 6,351 · -32.1%
• By 2100: 5,465 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 7% Black 6% Two or more races 6% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 5% Italian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Vietnamese 2% Spanish 1%

Political lean MEDSL · Sabine

• 2024 margin: Solid R (+78.5) · D 10.6% · R 89.1%
• 2008→2024 swing: -23.7pp toward R · 2008: -54.8pp · 2024: -78.5pp
• All cycles: 2024: R+78.5 2020: R+75.0 2016: R+72.8 2012: R+63.9 2008: R+54.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.26%
• Current HPI: 159.0093
• 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

1 event — show timeline

• 2026-05-18 Listed $79,000 Deep East Texas MLS

Property tax history

+1.3%/yr

Latest (2025): $421 · +15.3% YoY. Source: county tax records.