13506 County Road 3104 · Liberty City, TX 75647

$129,900

4 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 14 Days on market

Built 1996 2.30 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Escape to the peace and privacy of country living at 13506 CR 3104 in Gladewater! Sitting on OVER 2 ACRES, this move-in ready double wide offers the perfect blend of space, comfort, and convenience — all just minutes from Hwy 271 with quick access to Gladewater or Tyler. Featuring 4 bedrooms and 2 full baths, this home has plenty of room for a growing family, entertaining guests, or simply spreading out and enjoying life. Step outside onto the spacious porch and unwind while overlooking your beautiful acreage and soaking in those East Texas country views. ?? The land is where this property truly shines! Whether you’ve dreamed of starting a small homestead, bringing in goats or c

Key facts

• Small homestead
• Parking your toys
• Over 2 acres

Tags

• OVER 2 ACRES
• SPACIOUS PORCH
• EAST TEXAS COUNTRY VIEWS
• SMALL HOMESTEAD
• PARKING YOUR TOYS

Property features AI

Finance

• Other: Approximately 2.3 acres

Exterior

• Utilities: Public water; Septic tank
• Home design: Single-story manufactured (mobile) home; Residential property
• Construction: Composition roof
• Exterior features: Porch; Storage building

Interior

• Kitchen: Kitchen island; Dishwasher; Electric oven; Electric range; Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Kitchen island; Dishwasher; Electric oven; Electric range; Refrigerator; Electric water heater; Vinyl flooring
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $707 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).

Location & tenants

• Location reads 69/100 on livability (#395 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Gladewater ISD (suburban): math 29% / reading 34% proficiency, ranked #594 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Gladewater Pri (367 students, 90% FRL); Gladewater Middle (math 34% / reading 37%, grade F, #827 of 1,662 statewide, top 51%, 400 students, 78% FRL); Gladewater H S (math 27% / reading 42%, grade F, #963 of 1,632 statewide, top 61%, 459 students, 73% FRL) — zoned schools average 80% FRL vs 63% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 178 active listings in the ZIP; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $28k; list at $130k implies a 363% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.47% ✓
• Cap rate: 12.82%
• Cash-on-cash: 23.33%
• DSCR: 2.04
• GRM: 5.7

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: 16.4%
• Equity multiple: 1.66×
• Total profit: $23,945
• Equity at exit: $19,369

10-year hold

• IRR: 24.9%
• Equity multiple: 3.16×
• Total profit: $78,696
• Equity at exit: $11,231

Cash invested: $36,372 (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 75647

• Home prices YoY: -8.2%
• Active inventory: 178
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,903 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$61 /mo · $733/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $707

Break-even live

Break-even rent $1,008

Max offer price $129,900

Occupancy floor 58%

Sensitivity live

Price	-10% $781	-5% $744	+0% $707	+5% $670	+10% $633
Rent	-10% $557	-5% $632	+0% $707	+5% $782	+10% $857
Rate	-1.0pp $772	-0.5pp $740	base $707	+0.5pp $673	+1.0pp $639

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-10
   days on market $129,900 Active 14 DOM
2. 2026-06-09
   days on market $129,900 Active 13 DOM
3. 2026-06-08
   days on market $129,900 Active 12 DOM
4. 2026-06-07
   pricedays on market $129,900 Active 11 DOM
5. 2026-06-03
   days on market $139,900 Active 7 DOM
6. 2026-06-02
   days on market $139,900 Active 6 DOM
7. 2026-06-01
   days on market $139,900 Active 5 DOM
8. 2026-05-31
   days on market $139,900 Active 4 DOM
9. 2026-05-30
   days on market $139,900 Active 3 DOM
10. 2026-05-27
    listed $139,900 Active
11. 2026-03-13
    soldstatus $28,052
12. 2009-12-03
    soldstatus
13. 2001-11-09
    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: $733 · $61/mo
• Projected year-2 tax: $2,377 · $198/mo
• Expected delta: +$1,644/yr (+$137/mo · 224.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,837
• − Mortgage interest: −$7,276
• − Property taxes: −$733
• − Insurance: −$650
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$3,779
• Taxable income: $6,745
• Est. tax owed @ 24.0%: −$1,619
• After-tax cash flow: $6,865/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: Gladewater ISD
• NCES district ID: 4820760
• Math proficiency: 29% ▼ -12.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $41,485
• Composite: 26.62/100
• National rank: #7177
• State rank: #594 of 826 in TX

Livability — Liberty City

• Score: 69/100
• State rank: #395
• US rank: #8256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,457

Population outlook (Smith County) Hauer SSP2

• Today (2025): 248,890 people
• By 2030: 261,665 · +5.1%
• By 2040: 286,114 · +15.0%
• By 2050: 308,006 · +23.8%
• By 2075: 354,171 · +42.3%
• By 2100: 372,828 · +49.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 12% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -5.6pp toward R · 2008: -39.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.4 2016: R+43.9 2012: R+46.9 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.12%
• Current HPI: 303.1316
• 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

+398.7% since first listed

4 events — show timeline

• 2026-05-27 Listed $139,900 GTAR
• 2026-03-13 Sold (Public Records) $28,052 Public Records
• 2009-12-03 Sold (Public Records) — Public Records
• 2001-11-09 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2024): $733 · +12.9% YoY. Source: county tax records.