822 E Shreveport Camden Rd · Waskom, TX 75692

$149,500

3 bd · 2.0 ba · 1,292 sqft · Manufactured public records · 52 Days on market

Built 2007 1.00 ac lot

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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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you’ve been looking for a place with a little breathing room, this Waskom property might feel just right. Sitting on a full acre, this 3-bedroom, 2-bath home offers a comfortable, easy layout with plenty of natural light and space to settle in and make it your own. Step outside and you’ll find a fully fenced yard, workshop and storage building. There’s plenty of room to garden, relax, or host a weekend get-together. One of the real highlights is the detached shop, complete with a concrete floor and electricity. Whether you’re into projects, need extra storage, or want a dedicated workspace, it’s a feature that adds a lot of flexibility. Like blueberries? Enjoy fresh blueberries from the established blueberry bushes on the property.

Key facts

• Storage building
• Detached shop
• Full acre

Tags

• FULL ACRE
• FULLY FENCED YARD
• WORKSHOP
• STORAGE BUILDING
• DETACHED SHOP
• CONCRETE FLOOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $241 ($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 $145k (2.7% below list).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#168 in TX, #4,434 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D+, amenities F, commute F.
• Waskom ISD (rural): math 38% / reading 43% proficiency, ranked #387 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 54 active listings in the ZIP; 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $145,015 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 8.23%
• Cash-on-cash: 6.91%
• DSCR: 1.31
• GRM: 8.6

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-8,932
• Equity at exit: $22,291

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $11,763
• Equity at exit: $12,926

Cash invested: $41,860 (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 75692

• Home prices YoY: -31.6%
• Active inventory: 54
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,455 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$62 /mo · $743/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $241

Break-even live

Break-even rent $1,150

Max offer price $149,500

Occupancy floor 78%

Sensitivity live

Price	-10% $326	-5% $283	+0% $241	+5% $199	+10% $156
Rent	-10% $126	-5% $184	+0% $241	+5% $298	+10% $356
Rate	-1.0pp $316	-0.5pp $279	base $241	+0.5pp $202	+1.0pp $163

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-09
   days on market $149,500 Active 52 DOM
2. 2026-06-08
   days on market $149,500 Active 51 DOM
3. 2026-06-08
   days on market $149,500 Active 50 DOM
4. 2026-06-07
   days on market $149,500 Active 49 DOM
5. 2026-06-03
   days on market $149,500 Active 46 DOM
6. 2026-06-02
   days on market $149,500 Active 45 DOM
7. 2026-06-01
   days on market $149,500 Active 44 DOM
8. 2026-05-31
   days on market $149,500 Active 43 DOM
9. 2026-04-18
   listed $149,500 Active 775-char remark

   Show marketing remark (775 chars)

   If you’ve been looking for a place with a little breathing room, this Waskom property might feel just right. Sitting on a full acre, this 3-bedroom, 2-bath home offers a comfortable, easy layout with plenty of natural light and space to settle in and make it your own. Step outside and you’ll find a fully fenced yard, workshop and storage building. There’s plenty of room to garden, relax, or host a weekend get-together. One of the real highlights is the detached shop, complete with a concrete floor and electricity. Whether you’re into projects, need extra storage, or want a dedicated workspace, it’s a feature that adds a lot of flexibility. Like blueberries? Enjoy fresh blueberries from the established blueberry bushes on the property.

ⓘ 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: $743 · $62/mo
• Projected year-2 tax: $2,736 · $228/mo
• Expected delta: +$1,993/yr (+$166/mo · 268.3%)

ⓘ 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 · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $17,456
• − Mortgage interest: −$8,374
• − Property taxes: −$743
• − Insurance: −$748
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$4,349
• Taxable income: $449
• Est. tax owed @ 24.0%: −$108
• After-tax cash flow: $2,784/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: Waskom ISD
• NCES district ID: 4844670
• Math proficiency: 38% ▼ -4.00%
• Reading proficiency: 43% ▲ 1.00%
• Median HH income: $49,184
• Composite: 34.82/100
• National rank: #5103
• State rank: #387 of 826 in TX

Livability — Waskom

• Score: 74/100
• State rank: #168
• US rank: #4434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,255

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 68,691 people
• By 2030: 69,317 · +0.9%
• By 2040: 69,973 · +1.9%
• By 2050: 70,090 · +2.0%
• By 2075: 70,607 · +2.8%
• By 2100: 67,546 · -1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 11% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 1% Romanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+50.6) · D 24.4% · R 75.0%
• 2008→2024 swing: -19.2pp toward R · 2008: -31.4pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+45.6 2016: R+43.9 2012: R+34.6 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.51%
• Current HPI: 144.1058
• 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

1 event — show timeline

• 2026-04-18 Listed $149,500 LAAR

Property tax history

-5.6%/yr

Latest (2025): $743 · +5.4% YoY. Source: county tax records.