13217 County Road 3610 · Brownsboro, TX 75756

$220,000

4 bd · 2.0 ba · 1,803 sqft · Manufactured · 41 Days on market

Built 2000 0.50 ac lot ↓ 6% since listing

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Why this score? — see what drove the C 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 +18.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This beautiful home is move-in ready! Home has fresh updates including new paint, new flooring, and new finishes. It includes a new front porch with beautiful landscaping all on a half acre lot. Convenient to all amenities in Brownsboro and just minutes away from Chandler and Tyler. Call now to see this home and make it yours!

Key facts

• New front porch
• Half acre lot
• 0.5 acre lot

Tags

• NEW FRONT PORCH
• BEAUTIFUL LANDSCAPING
• HALF ACRE LOT
• CONVENIENT TO AMENITIES

Property features AI

Exterior

• Home design: Single-story manufactured (mobile) home; Residential property
• Construction: Composition roof
• Exterior features: Porch

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Microwave
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Wood-burning fireplace (1); Electric oven and range; Refrigerator; Microwave

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/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 $220k (0.2% below list).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 1.3% in Brownsboro — 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 59/100 on livability (#1,155 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Brownsboro ISD (rural): math 42% / reading 46% proficiency, ranked #290 of 826 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brownsboro El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 429 students, 66% FRL); Brownsboro J H (math 48% / reading 49%, grade C-, #392 of 1,662 statewide, top 24%, 405 students, 60% FRL); Brownsboro H S (math 31% / reading 63%, grade D-, #591 of 1,632 statewide, top 38%, 757 students, 50% FRL).
• Market conditions: 56 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 54% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.00% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.16%
• DSCR: 1.19
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 3.17×
• Total profit: $133,460
• Equity at exit: $198,193

10-year hold

• IRR: 23.8%
• Equity multiple: 7.21×
• Total profit: $382,382
• Equity at exit: $427,412

Cash invested: $61,600 (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 75756

• Home prices YoY: 12.4%
• Active inventory: 56
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,195 medium
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $214

Break-even live

Break-even rent $1,925

Max offer price $220,000

Occupancy floor 85%

Sensitivity live

Price	-10% $366	-5% $290	+0% $214	+5% $138	+10% $62
Rent	-10% $40	-5% $127	+0% $214	+5% $300	+10% $387
Rate	-1.0pp $324	-0.5pp $270	base $214	+0.5pp $157	+1.0pp $99

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10191 FM 607 N Brownsboro, TX	3.0	2.0	2140	$2,195	$1.03	0d	1	0.21mi
10191 FM 607 N Brownsboro, TX	3.0	2.0	2140	$2,195	$1.03	3d	1	0.21mi

Listing history 22 events

1. 2026-06-21
   days on market $220,000 Active 41 DOM
2. 2026-06-19
   days on market $220,000 Active 39 DOM
3. 2026-06-18
   days on market $220,000 Active 38 DOM
4. 2026-06-17
   days on market $220,000 Active 37 DOM
5. 2026-06-16
   days on market $220,000 Active 36 DOM
6. 2026-06-15
   days on market $220,000 Active 35 DOM
7. 2026-06-14
   days on market $220,000 Active 33 DOM
8. 2026-06-13
   days on market $220,000 Active 32 DOM
9. 2026-06-10
   days on market $220,000 Active 30 DOM
10. 2026-06-09
    days on market $220,000 Active 29 DOM
11. 2026-06-08
    days on market $220,000 Active 28 DOM
12. 2026-06-07
    days on market $220,000 Active 27 DOM
13. 2026-06-02
    days on market $220,000 Active 22 DOM
14. 2026-06-01
    days on market $220,000 Active 21 DOM
15. 2026-05-31
    days on market $220,000 Active 20 DOM
16. 2026-05-30
    days on market $220,000 Active 19 DOM
17. 2026-05-11
    listed $220,000 Active 328-char remark
18. 2025-08-29
    price $234,900
19. 2023-01-17
    soldstatus
20. 2009-03-11
    soldstatus
21. 2005-06-03
    soldstatus
22. 1995-01-13
    soldstatus

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% 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: $26,340
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,107
• − Management: −$2,107
• − Depreciation: −$6,400
• Taxable loss: −$998
• Est. tax savings @ 24.0%: +$239
• After-tax cash flow: $2,804/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: Brownsboro ISD
• NCES district ID: 4811640
• Math proficiency: 42% ▼ -5.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $45,624
• Composite: 37.38/100
• National rank: #4429
• State rank: #290 of 826 in TX

Livability — Brownsboro

• Score: 59/100
• State rank: #1155
• US rank: #20256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,569

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 80,471 people
• By 2030: 80,608 · +0.2%
• By 2040: 80,087 · -0.5%
• By 2050: 78,208 · -2.8%
• By 2075: 72,423 · -10.0%
• By 2100: 61,012 · -24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 5% Iranian 3% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+63.5) · D 18.0% · R 81.4%
• 2008→2024 swing: -18.8pp toward R · 2008: -44.6pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.2 2016: R+60.0 2012: R+54.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.85%
• Current HPI: 215.6323
• 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

-6.3% since first listed

6 events — show timeline

• 2026-05-11 Listed $220,000 GTAR
• 2025-08-29 Price Changed $234,900 GTAR
• 2023-01-17 Sold (Public Records) — Public Records
• 2009-03-11 Sold (Public Records) — Public Records
• 2005-06-03 Sold (Public Records) — Public Records
• 1995-01-13 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $436 · -38.7% YoY. Source: county tax records.