101 1/2 Harvey St · Annona, TX 75550

$49,900

2 bd · 1.0 ba · 1,800 sqft · SingleFamily public records · 26 Days on market

Built 1965 1.24 ac lot Est $58k · 13% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +13.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Opportunity awaits on this peaceful country property situated on a spacious acreage lot with mature trees and open pasture views. This 3-bedroom, 1-bath manufactured home offers a functional floor plan and is ready for renovation, making it an excellent investment opportunity, fixer-upper, rental property, or future homesite. The home features a large living area, eat-in kitchen, spacious bedrooms, and generous bathroom layouts. While the property will require repairs and updates, it provides a solid foundation for buyers looking to add value and customize to their needs. Outside, you'll find plenty of room to spread out with a mix of open land and scattered trees, creating a private rural

Key facts

• Large living area
• Spacious acreage lot
• Open pasture views

Tags

• SPACIOUS ACREAGE LOT
• MATURE TREES
• OPEN PASTURE VIEWS
• FUNCTIONAL FLOOR PLAN
• LARGE LIVING AREA
• EAT-IN KITCHEN

Property features AI

Finance

• Financial info: No second mortgage indicated; Financing options: Cash, Conventional, 1031 Exchange
• HOA & community: No homeowners association

Exterior

• Parking: Unpaved parking
• Utilities: Electricity connected; Not in a municipal utility district
• Home design: Mobile home (attached); Single-story
• Construction: Year built not specified
• Exterior features: Approximately 1.24-acre lot; Lot will not subdivide

Interior

• Kitchen: Electric range
• Bedrooms: 2 bedrooms (Primary bedroom on main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Open floorplan; One level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#1,358 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Clarksville ISD (town): math 20% / reading 27% proficiency, ranked #752 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 9 active listings in the ZIP; 14 units permitted in Red River County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($345 loan paydown + $1k appreciation (3.0% local appreciation)).
• Red River County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Recommended offer $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — 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: 2.13% ✓
• Cap rate: 18.16%
• Cash-on-cash: 42.37%
• DSCR: 2.89
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $57,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 S 44	0.17mi	3/2.0 (+1)	1,863 (+4%)	13mo	$60,000	$32	66

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 47.8%
• Equity multiple: 3.68×
• Total profit: $37,448
• Equity at exit: $22,437

10-year hold

• IRR: 47.5%
• Equity multiple: 7.39×
• Total profit: $89,306
• Equity at exit: $34,578

Cash invested: $13,972 (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 75550

• Active inventory: 9
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $493

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 48%

Sensitivity live

Price	-10% $528	-5% $511	+0% $493	+5% $476	+10% $459
Rent	-10% $410	-5% $451	+0% $493	+5% $535	+10% $577
Rate	-1.0pp $518	-0.5pp $506	base $493	+0.5pp $480	+1.0pp $467

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $49,900 Active 26 DOM
2. 2026-06-19
   days on market $49,900 Active 24 DOM
3. 2026-06-18
   days on market $49,900 Active 23 DOM
4. 2026-06-17
   days on market $49,900 Active 22 DOM
5. 2026-06-16
   days on market $49,900 Active 21 DOM
6. 2026-06-15
   days on market $49,900 Active 20 DOM
7. 2026-06-14
   days on market $49,900 Active 18 DOM
8. 2026-06-12
   days on market $49,900 Active 17 DOM
9. 2026-06-09
   days on market $49,900 Active 14 DOM
10. 2026-06-08
    days on market $49,900 Active 13 DOM
11. 2026-06-07
    days on market $49,900 Active 12 DOM
12. 2026-06-07
    days on market $49,900 Active 11 DOM
13. 2026-06-03
    days on market $49,900 Active 8 DOM
14. 2026-06-02
    days on market $49,900 Active 7 DOM
15. 2026-06-01
    days on market $49,900 Active 6 DOM
16. 2026-05-31
    days on market $49,900 Active 5 DOM
17. 2026-05-30
    days on market $49,900 Active 4 DOM
18. 2026-05-26
    listed $49,900 Active

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

Taxation est. · year 1

• Rental income: $12,732
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$1,452
• Taxable income: $5,450
• Est. tax owed @ 24.0%: −$1,308
• After-tax cash flow: $4,612/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: Clarksville ISD
• NCES district ID: 4814190
• Math proficiency: 20% ▼ -12.00%
• Reading proficiency: 27% ▼ -2.00%
• Median HH income: $31,795
• Composite: 19.05/100
• National rank: #8842
• State rank: #752 of 826 in TX

Livability — Annona

• Score: 55/100
• State rank: #1358
• US rank: #23378

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Annona, TX
• Population (ZIP): 506

Population outlook (Red River County) Hauer SSP2

• Today (2025): 11,454 people
• By 2030: 10,874 · -5.1%
• By 2040: 9,715 · -15.2%
• By 2050: 8,552 · -25.3%
• By 2075: 6,042 · -47.2%
• By 2100: 4,037 · -64.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 15% Black 12% Two or more races 11% Native American 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Red River

• 2024 margin: Solid R (+61.8) · D 19.0% · R 80.8%
• 2008→2024 swing: -23.7pp toward R · 2008: -38.0pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+56.3 2016: R+53.9 2012: R+40.7 2008: R+38.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-05-26 Listed $49,900 NTREIS

Property tax history

+9.7%/yr

Latest (2025): $2,520 · +17.1% YoY. Source: county tax records.