209 CR 190 · Streetman, TX 75859

$118,500

2 bd · 2.0 ba · 1,008 sqft · Manufactured · 71 Days on market

Built 1980 0.50 ac lot Est $119k · at est. ↓ 8% since listing

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Why this score? — see what drove the D+ 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 +15.9/30.0
• ARV discount +7.7/15.0
• Appreciation +6.0/10.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Schools +3.2/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Tucked away on a peaceful half-acre just minutes from the sparkling waters of Richland Chambers Lake, this charming country retreat offers a relaxed lifestyle with room to breathe. Set along a quiet county road in Streetman, this property blends rural serenity with everyday comfort—perfect as a full-time residence, weekend escape, or investment opportunity. The 2-bedroom, 2-bath singlewide home sits on a cleared, level lot with a wide-open backyard and a sprinkling of trees, creating a sunny yet tranquil setting. Inside, the layout is warm and welcoming, featuring a cozy living room with a wood-burning fireplace—an inviting spot for cool evenings and relaxed gatherings. The eat-

Key facts

• Peaceful half-acre
• Covered porches
• Eat-in kitchen

Tags

• PEACEFUL HALF-ACRE
• WIDE-OPEN BACKYARD
• WOOD-BURNING FIREPLACE
• EAT-IN KITCHEN
• PRIVATE ENSUITE BATH
• COVERED PORCHES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $118k.

Deal economics

• At list price, monthly cash flow is $57 ($688/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (6.4% below list).
• Recommended offer: $111k (6.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#1,456 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Fairfield ISD (town): math 33% / reading 41% proficiency, ranked #475 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fairfield El (391 students, 71% FRL); Fairfield J H (math 28% / reading 36%, grade F, #971 of 1,662 statewide, top 60%, 409 students, 59% FRL); Fairfield H S (math 42% / reading 57%, grade D, #509 of 1,632 statewide, top 34%, 489 students, 52% FRL).
• Market conditions: 102 active listings in the ZIP; 2 units permitted in Freestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($819 loan paydown + $2k appreciation (1.9% local appreciation)).
• Freestone County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,917 (6.4% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.07%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $118,944
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 CR 190	0.00mi	2/2.0	1,008 (0%)	1mo	$118,500	$118	99

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

Projected returns pro-forma

1.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.34×
• Total profit: $11,268
• Equity at exit: $46,182

10-year hold

• IRR: 9.8%
• Equity multiple: 2.32×
• Total profit: $43,723
• Equity at exit: $66,077

Cash invested: $33,180 (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 75859

• Home prices YoY: 0.9%
• Active inventory: 102
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,109 medium
• Mortgage (P&I): −$621
• Tax est. 1.5%: −$148 /mo · $1,778/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $57

Break-even live

Break-even rent $1,037

Max offer price $118,500

Occupancy floor 90%

Sensitivity live

Price	-10% $139	-5% $98	+0% $57	+5% $16	+10% $-25
Rent	-10% $-30	-5% $14	+0% $57	+5% $101	+10% $145
Rate	-1.0pp $117	-0.5pp $87	base $57	+0.5pp $27	+1.0pp $-5

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: $29,625
• Closing costs: $3,555
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-24
   status Pending
2. 2026-04-02
   price $118,500
3. 2026-03-09
   price $124,900
4. 2026-03-09
   status Active
5. 2026-02-16
   historical
6. 2026-01-21
   listed $129,500 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 27 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,310
• − Mortgage interest: −$6,638
• − Property taxes: −$1,778
• − Insurance: −$592
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$3,447
• Taxable loss: −$1,275
• Est. tax savings @ 24.0%: +$306
• After-tax cash flow: $994/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: Fairfield ISD
• NCES district ID: 4818940
• Math proficiency: 33% ▼ -9.00%
• Reading proficiency: 41% ▼ -9.00%
• Median HH income: $46,909
• Composite: 31.68/100
• National rank: #5926
• State rank: #475 of 826 in TX

Livability — Streetman

• Score: 52/100
• State rank: #1456
• US rank: #24876

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,468

Population outlook (Freestone County) Hauer SSP2

• Today (2025): 19,591 people
• By 2030: 19,470 · -0.6%
• By 2040: 19,111 · -2.5%
• By 2050: 18,700 · -4.5%
• By 2075: 17,586 · -10.2%
• By 2100: 14,933 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Two or more races 7% Black 6%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 2% Romanian 1% Scandinavian 1%
• Foreign-born: 2% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

Political lean MEDSL · Freestone

• 2024 margin: Solid R (+66.3) · D 16.6% · R 82.9%
• 2008→2024 swing: -22.8pp toward R · 2008: -43.5pp · 2024: -66.3pp
• All cycles: 2024: R+66.3 2020: R+61.5 2016: R+59.6 2012: R+50.2 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.91%
• Current HPI: 204.2727
• 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

-8.5% since first listed

6 events — show timeline

• 2026-04-24 Pending — NTREIS
• 2026-04-02 Price Changed $118,500 NTREIS
• 2026-03-09 Price Changed $124,900 NTREIS
• 2026-03-09 Relisted — NTREIS
• 2026-02-16 Listing Removed — NTREIS
• 2026-01-21 Listed $129,500 NTREIS