358 County Road 428 · Pineland, TX 75930

$89,500

4 bd · 2.0 ba · 1,792 sqft · Manufactured · 14 Days on market

Built 2010 Good condition 0.56 ac lot $50/sqft · 69% below area

---

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
• Appreciation +6.9/10.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks

Move in ready manufactured home (1,792 square feet) in a peaceful, rural subdivision only a mile from Sam Rayburn Lake. Spacious 4 bedroom ready for your family! Enjoy country living with plenty of room to spread out. Included is a 12x32 storage building with a/c perfect for a workshop or hobby space. Double carport for convenient covered parking. Move in ready!

Key facts

• Workshop space
• Sam rayburn lake
• Manufactured home

Tags

• MANUFACTURED HOME
• RURAL SUBDIVISION
• SAM RAYBURN LAKE
• STORAGE BUILDING
• WORKSHOP SPACE
• DOUBLE CARPORT

Property features AI

Exterior

• Home design: Manufactured home (residential); Located in Glen Oaks 1 & 2 subdivision
• Construction: Vinyl siding
• Exterior features: Metal roof; Lot size approximately 0.56 acres

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 62/100 on livability (#966 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools D+, amenities F, commute F.
• Broaddus ISD (rural): math 47% / reading 37% proficiency, ranked #400 of 826 in TX (top 48%) — 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: 28 active listings in the ZIP; 2 units permitted in San Augustine County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($619 loan paydown + $3k appreciation (3.8% local appreciation)).
• San Augustine County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 91% 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 $89,500

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 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?
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: 1.67% ✓
• Cap rate: 13.81%
• Cash-on-cash: 26.86%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (median comp): $289,000
• List price: $89,500
• Delta: -69.03%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10929 Fm 83 Hwy	0.54mi	4/2.0	1,872 (+4%)	5mo	$289,000	$154	64

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

Projected returns pro-forma

3.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.4%
• Equity multiple: 3.02×
• Total profit: $50,564
• Equity at exit: $44,541

10-year hold

• IRR: 33.7%
• Equity multiple: 5.99×
• Total profit: $125,167
• Equity at exit: $72,190

Cash invested: $25,060 (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 75930

• Home prices YoY: 5.0%
• Active inventory: 28
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,493 medium
• Mortgage (P&I): −$469
• Tax est. 1.5%: −$112 /mo · $1,342/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $561

Break-even live

Break-even rent $783

Max offer price $89,500

Occupancy floor 57%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2025-11-03
   listed $89,500 Active 364-char remark

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 91% 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: $17,914
• − Mortgage interest: −$5,013
• − Property taxes: −$1,342
• − Insurance: −$448
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$2,604
• Taxable income: $5,641
• Est. tax owed @ 24.0%: −$1,354
• After-tax cash flow: $5,376/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready manufactured home is in good condition with modern updates and ample space, ideal for a family or investor looking for a peaceful rural living experience.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both replace carpet with hardwood — increases both resale and rental value
• Both install modern lighting fixtures — improves aesthetics and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace carpet with hardwood — increases both resale and rental value ↑
• Both install modern lighting fixtures — improves aesthetics and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Broaddus ISD
• NCES district ID: 4811430
• Math proficiency: 47% ▲ 7.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $33,033
• Composite: 34.58/100
• National rank: #5166
• State rank: #400 of 826 in TX

Livability — Pineland

• Score: 62/100
• State rank: #966
• US rank: #17147

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,381

Population outlook (San Augustine County) Hauer SSP2

• Today (2025): 7,544 people
• By 2030: 7,094 · -6.0%
• By 2040: 6,327 · -16.1%
• By 2050: 5,645 · -25.2%
• By 2075: 4,447 · -41.1%
• By 2100: 3,299 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 5% Italian 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · San Augustine

• 2024 margin: Solid R (+56.3) · D 21.6% · R 77.8%
• 2008→2024 swing: -29.0pp toward R · 2008: -27.3pp · 2024: -56.3pp
• All cycles: 2024: R+56.3 2020: R+50.6 2016: R+48.1 2012: R+34.6 2008: R+27.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.84%
• Current HPI: 80.4711
• 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

2 events — show timeline

• 2026-05-21 Pending — Deep East Texas MLS
• 2025-11-03 Listed $89,500 Deep East Texas MLS