52 Cr 2602 · Rocky Mound, TX 75686

$75,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 116 Days on market

Built 1996 0.46 ac lot $21/mo HOA · 1% of rent ↓ 21% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3BR/2BA Manufactured Home in Thunderbird Point – Lake Bob Sandlin Well-maintained 3-bedroom, 2-bath manufactured home located in the Thunderbird Point subdivision at Lake Bob Sandlin. This home features a spacious kitchen with ample cabinet space, oversized bedrooms, and a large primary bath. Second bathroom features a handicap-accessible shower. Enjoy relaxing on the covered front porch in this peaceful lake community. Residents have access to a private boat ramp, community swimming pool, and volunteer fire department. Ideal for full-time living or a weekend lake retreat.

Key facts

• Covered front porch
• Spacious kitchen
• Private boat ramp

Tags

• SPACIOUS KITCHEN
• HANDICAP-ACCESSIBLE SHOWER
• COVERED FRONT PORCH
• PRIVATE BOAT RAMP
• COMMUNITY SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $938 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.3% vs local median 1.1% in Rocky Mound — 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 43/100 on livability (#1,576 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Pittsburg ISD (town): math 54% / reading 44% proficiency, ranked #216 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 313 active listings in the ZIP; 3 units permitted in Camp County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Camp County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.43% ✓
• Cap rate: 21.31%
• Cash-on-cash: 53.62%
• DSCR: 3.39
• GRM: 3.4

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: 51.7%
• Equity multiple: 3.27×
• Total profit: $47,625
• Equity at exit: $11,183

10-year hold

• IRR: 57.1%
• Equity multiple: 6.64×
• Total profit: $118,490
• Equity at exit: $6,485

Cash invested: $21,000 (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 75686

• Home prices YoY: -21.6%
• Active inventory: 313
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,821 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$55 /mo · $657/yr
• Insurance: −$31
• HOA: −$21
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $938

Break-even live

Break-even rent $633

Max offer price $75,000

Occupancy floor 43%

Sensitivity live

Price	-10% $981	-5% $960	+0% $938	+5% $917	+10% $896
Rent	-10% $794	-5% $866	+0% $938	+5% $1,010	+10% $1,082
Rate	-1.0pp $976	-0.5pp $957	base $938	+0.5pp $919	+1.0pp $899

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: pool

Listing history 21 events

1. 2026-06-21
   days on market $75,000 Active 116 DOM
2. 2026-06-19
   days on market $75,000 Active 114 DOM
3. 2026-06-18
   days on market $75,000 Active 113 DOM
4. 2026-06-17
   days on market $75,000 Active 112 DOM
5. 2026-06-16
   days on market $75,000 Active 111 DOM
6. 2026-06-15
   days on market $75,000 Active 110 DOM
7. 2026-06-14
   days on market $75,000 Active 108 DOM
8. 2026-06-12
   days on market $75,000 Active 107 DOM
9. 2026-06-09
   days on market $75,000 Active 104 DOM
10. 2026-06-08
    days on market $75,000 Active 103 DOM
11. 2026-06-07
    days on market $75,000 Active 102 DOM
12. 2026-06-05
    days on market $75,000 Active 100 DOM
13. 2026-06-03
    days on market $75,000 Active 98 DOM
14. 2026-06-02
    days on market $75,000 Active 97 DOM
15. 2026-06-01
    days on market $75,000 Active 96 DOM
16. 2026-05-31
    days on market $75,000 Active 95 DOM
17. 2026-05-30
    days on market $75,000 Active 94 DOM
18. 2026-05-14
    price $75,000 585-char remark

    Show marketing remark (585 chars)

    3BR/2BA Manufactured Home in Thunderbird Point – Lake Bob Sandlin Well-maintained 3-bedroom, 2-bath manufactured home located in the Thunderbird Point subdivision at Lake Bob Sandlin. This home features a spacious kitchen with ample cabinet space, oversized bedrooms, and a large primary bath. Second bathroom features a handicap-accessible shower. Enjoy relaxing on the covered front porch in this peaceful lake community. Residents have access to a private boat ramp, community swimming pool, and volunteer fire department. Ideal for full-time living or a weekend lake retreat.

19. 2026-03-25
    price $85,000 585-char remark

    Show marketing remark (585 chars)

    3BR/2BA Manufactured Home in Thunderbird Point – Lake Bob Sandlin Well-maintained 3-bedroom, 2-bath manufactured home located in the Thunderbird Point subdivision at Lake Bob Sandlin. This home features a spacious kitchen with ample cabinet space, oversized bedrooms, and a large primary bath. Second bathroom features a handicap-accessible shower. Enjoy relaxing on the covered front porch in this peaceful lake community. Residents have access to a private boat ramp, community swimming pool, and volunteer fire department. Ideal for full-time living or a weekend lake retreat.

20. 2026-02-26
    listed $95,000 Active 585-char remark

    Show marketing remark (585 chars)

    3BR/2BA Manufactured Home in Thunderbird Point – Lake Bob Sandlin Well-maintained 3-bedroom, 2-bath manufactured home located in the Thunderbird Point subdivision at Lake Bob Sandlin. This home features a spacious kitchen with ample cabinet space, oversized bedrooms, and a large primary bath. Second bathroom features a handicap-accessible shower. Enjoy relaxing on the covered front porch in this peaceful lake community. Residents have access to a private boat ramp, community swimming pool, and volunteer fire department. Ideal for full-time living or a weekend lake retreat.

21. 2026-02-13
    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: $657 · $55/mo
• Projected year-2 tax: $1,372 · $114/mo
• Expected delta: +$716/yr (+$60/mo · 108.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,852
• − Mortgage interest: −$4,201
• − Property taxes: −$657
• − Insurance: −$375
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − HOA: −$252
• − Depreciation: −$2,182
• Taxable income: $10,689
• Est. tax owed @ 24.0%: −$2,565
• After-tax cash flow: $8,694/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: Pittsburg ISD
• NCES district ID: 4835010
• Math proficiency: 54% ▼ -16.00%
• Reading proficiency: 44% ▼ -16.00%
• Median HH income: $38,136
• Composite: 40.87/100
• National rank: #3627
• State rank: #216 of 826 in TX

Livability — Rocky Mound

• Score: 43/100
• State rank: #1576
• US rank: #26922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,427

Population outlook (Camp County) Hauer SSP2

• Today (2025): 13,403 people
• By 2030: 13,741 · +2.5%
• By 2040: 14,436 · +7.7%
• By 2050: 15,135 · +12.9%
• By 2075: 16,836 · +25.6%
• By 2100: 17,582 · +31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 52% Hispanic / Latino 28% Two or more races 16% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 1% Scottish 1% Serbian 1%
• Foreign-born: 11% · Canada, Vietnam, Dominican Republic
• Languages at home: 79% English-only · Spanish 20% Vietnamese 1%

Political lean MEDSL · Camp

• 2024 margin: Solid R (+53.6) · D 22.9% · R 76.5%
• 2008→2024 swing: -30.3pp toward R · 2008: -23.3pp · 2024: -53.6pp
• All cycles: 2024: R+53.6 2020: R+44.1 2016: R+42.7 2012: R+33.5 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.12%
• Current HPI: 181.5522
• 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

-21.1% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $75,000 GTAR
• 2026-03-25 Price Changed $85,000 GTAR
• 2026-02-26 Listed $95,000 GTAR
• 2026-02-13 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $657 · +10.0% YoY. Source: county tax records.