300 W Henderson St · Mount Enterprise, TX 75681

$99,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 2 Days on market

Built 1997 0.34 ac lot ↓ 9% 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 +28.0/30.0
• DSCR +10.0/10.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Move in ready! Investment property or first time home buyers come take a look! This property is right in the heart of Mount Enterprise and a short drive to Nacogdoches, Henderson or Carthage.

Key facts

• Investment property
• 0.34 acre lot
• Built 1997

Tags

• INVESTMENT PROPERTY
• HEART OF MOUNT ENTERPRISE
• SHORT DRIVE TO NACOGDOCHES
• SHORT DRIVE TO HENDERSON
• SHORT DRIVE TO CARTHAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

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.
• Mount Enterprise ISD (rural): math 38% / reading 42% proficiency, ranked #422 of 826 in TX (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 40 active listings in the ZIP; 4 units permitted in Rusk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($691 loan paydown + $6k appreciation (5.8% local appreciation)).
• Rusk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Climate carrying-cost: major flood risk; major wind risk, 75% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,900

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. 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?
3. 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.
4. 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.
5. 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: 1.14% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.37%
• DSCR: 1.60
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 2.70×
• Total profit: $47,660
• Equity at exit: $61,742

10-year hold

• IRR: 24.6%
• Equity multiple: 5.46×
• Total profit: $124,825
• Equity at exit: $111,063

Cash invested: $27,972 (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 75681

• Home prices YoY: 3.1%
• Active inventory: 40
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,143 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$25 /mo · $305/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $312

Break-even live

Break-even rent $748

Max offer price $99,900

Occupancy floor 68%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-17
   status Pending
2. 2026-04-15
   listed $99,900 Active
3. 2025-06-13
   price $99,900
4. 2025-02-17
   listed $109,900 Active
5. 1997-05-27
   soldstatus
6. 1992-01-28
   soldstatus
7. 1979-06-14
   soldstatus
8. 1978-02-27
   soldstatus
9. 1972-06-19
   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: $305 · $25/mo
• Projected year-2 tax: $1,828 · $152/mo
• Expected delta: +$1,523/yr (+$127/mo · 499.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% 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: $13,712
• − Mortgage interest: −$5,596
• − Property taxes: −$305
• − Insurance: −$500
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$2,906
• Taxable income: $2,211
• Est. tax owed @ 24.0%: −$531
• After-tax cash flow: $3,210/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: Mount Enterprise ISD
• NCES district ID: 4831650
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $44,403
• Composite: 33.95/100
• National rank: #5330
• State rank: #422 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

• Census place: Mount Enterprise, TX
• Population (ZIP): 2,475

Population outlook (Rusk County) Hauer SSP2

• Today (2025): 52,498 people
• By 2030: 52,093 · -0.8%
• By 2040: 50,866 · -3.1%
• By 2050: 49,696 · -5.3%
• By 2075: 48,583 · -7.5%
• By 2100: 43,265 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Serbian 3% Lithuanian 1% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Rusk

• 2024 margin: Solid R (+59.4) · D 20.0% · R 79.4%
• 2008→2024 swing: -13.2pp toward R · 2008: -46.3pp · 2024: -59.4pp
• All cycles: 2024: R+59.4 2020: R+55.7 2016: R+56.5 2012: R+51.1 2008: R+46.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.83%
• Current HPI: 191.5526
• 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

-9.1% since first listed

9 events — show timeline

• 2026-04-17 Pending — LAAR
• 2026-04-15 Listed $99,900 LAAR
• 2025-06-13 Price Changed $99,900 LAAR
• 2025-02-17 Listed $109,900 LAAR
• 1997-05-27 Sold (Public Records) — Public Records
• 1992-01-28 Sold (Public Records) — Public Records
• 1979-06-14 Sold (Public Records) — Public Records
• 1978-02-27 Sold (Public Records) — Public Records
• 1972-06-19 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $305 · +11.5% YoY. Source: county tax records.