4570 S US Hwy 287 · Crockett, TX 75835

$98,000

2 bd · 2.0 ba · 1,120 sqft · Manufactured · 38 Days on market

Built 1982 Fair condition 2.00 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 +26.7/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 4570 S US Hwy 287 in Crockett, Texas. This property offers peaceful country living with convenient highway access, making it a great option for buyers looking for space, privacy, and functionality. Situated on approximately 2 acres, the property features a 2-bedroom, 2-bath manufactured home with a covered front porch, fenced yard, circle drive, and portable outbuilding. Co-op water, co-op sewer, gravel dirt access, chain-link and barbed-wire fencing, and no HOA. Enjoy the flexibility of acreage while still being just a short drive from town. Whether you are looking for a primary residence, weekend retreat, rental opportunity, or a property with room for animals, gardening, outdo

Key facts

• Covered front porch
• Fenced yard
• Co-op water

Tags

• HIGHWAY ACCESS
• COVERED FRONT PORCH
• FENCED YARD
• CIRCLE DRIVE
• PORTABLE OUTBUILDING
• CO-OP WATER

Property features AI

Finance

• Other: Horse permitted on the property; No restrictions; Seller excludes farm equipment in yard
• Financial info: Listing terms include Cash, Conventional, Owner will carry, Contact agent
• HOA & community: No association

Exterior

• Parking: Driveway and off-street parking; Additional parking available; No garage or carport
• Security: Fire alarm; Smoke detectors
• Utilities: Electricity connected; Septic system; Property is outside city limits
• Home design: Residential mobile home; Attached; One story; Other roof type
• Construction: Built in 1982
• Exterior features: 2-acre lot; Back yard with chain link fencing; Covered patio/porch areas including front porch, rear porch, and deck

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Built-in cabinets
• Bedrooms: 2 bedrooms (both on the main level); Primary bedroom includes an ensuite bathroom
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; ENERGY STAR qualified equipment; Window air conditioning units
• Interior features: Built-in cabinets in living room and kitchen; Built-in features; Cable TV available; One living area; One dining area; 6 total rooms; One-level layout
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $98k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $95k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.2% in Crockett — 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 61/100 on livability (#1,005 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: amenities F, commute F, employment F.
• Crockett ISD (town): math 22% / reading 28% proficiency, ranked #736 of 826 in TX (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Crockett El (math 18% / reading 21%, grade F, #3,583 of 4,322 statewide, top 86%, 399 students, 92% FRL).
• Market conditions: 277 active listings in the ZIP; 3 units permitted in Houston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $678 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Houston County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.

Recommended offer $95,060 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.56%
• DSCR: 1.51
• GRM: 6.9

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: 0.9%
• Equity multiple: 1.04×
• Total profit: $972
• Equity at exit: $14,612

10-year hold

• IRR: 10.6%
• Equity multiple: 1.82×
• Total profit: $22,595
• Equity at exit: $8,473

Cash invested: $27,440 (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 75835

• Home prices YoY: -15.8%
• Active inventory: 277
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,192 medium
• Mortgage (P&I): −$514
• Tax est. 1.5%: −$122 /mo · $1,470/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $264

Break-even live

Break-even rent $857

Max offer price $98,000

Occupancy floor 73%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $98,000 Active 38 DOM
2. 2026-06-17
   days on market $98,000 Active 37 DOM
3. 2026-06-16
   days on market $98,000 Active 36 DOM
4. 2026-06-15
   pricedays on market $98,000 Active 35 DOM
5. 2026-06-13
   days on market $120,000 Active 33 DOM
6. 2026-06-12
   days on market $120,000 Active 32 DOM
7. 2026-06-09
   days on market $120,000 Active 29 DOM
8. 2026-06-08
   days on market $120,000 Active 28 DOM
9. 2026-06-08
   days on market $120,000 Active 27 DOM
10. 2026-06-07
    days on market $120,000 Active 26 DOM
11. 2026-06-03
    days on market $120,000 Active 23 DOM
12. 2026-06-02
    days on market $120,000 Active 22 DOM
13. 2026-06-01
    days on market $120,000 Active 21 DOM
14. 2026-05-31
    days on market $120,000 Active 20 DOM
15. 2026-05-09
    listed $120,000 Active

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

Taxation est. · year 1

• Rental income: $14,302
• − Mortgage interest: −$5,490
• − Property taxes: −$1,470
• − Insurance: −$490
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$2,851
• Taxable income: $1,713
• Est. tax owed @ 24.0%: −$411
• After-tax cash flow: $2,760/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 · 4 photos

Fair 40/100 Moderate rehab

This manufactured home requires moderate renovations, including new siding, carpet, and paint, to significantly improve its condition and value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major interior carpet — Severe wear and tear
• Major interior paint — Worn and faded

Value-add opportunities

• Both New exterior siding — Enhances curb appeal and property value
• Both New interior carpet — Improves comfort and aesthetics
• Both New interior paint — Refreshes the interior and enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
interior carpet · Severe wear and tear	Major	$15,000–50,000
interior paint · Worn and faded	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both New exterior siding — Enhances curb appeal and property value ↑
• Both New interior carpet — Improves comfort and aesthetics ↑
• Both New interior paint — Refreshes the interior and enhances property value ↑

ⓘ 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: Crockett ISD
• NCES district ID: 4815720
• Math proficiency: 22% ▬ 0.00%
• Reading proficiency: 28% ▲ 1.00%
• Median HH income: $26,917
• Composite: 19.83/100
• National rank: #8699
• State rank: #736 of 826 in TX

Livability — Crockett

• Score: 61/100
• State rank: #1005
• US rank: #17855

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,805

Population outlook (Houston County) Hauer SSP2

• Today (2025): 21,269 people
• By 2030: 20,568 · -3.3%
• By 2040: 19,255 · -9.5%
• By 2050: 17,980 · -15.5%
• By 2075: 15,214 · -28.5%
• By 2100: 11,720 · -44.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Black 25% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Houston

• 2024 margin: Solid R (+55.4) · D 22.1% · R 77.4%
• 2008→2024 swing: -18.1pp toward R · 2008: -37.3pp · 2024: -55.4pp
• All cycles: 2024: R+55.4 2020: R+50.3 2016: R+50.9 2012: R+44.3 2008: R+37.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.03%
• Current HPI: 149.4937
• 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

• 2026-05-09 Listed $120,000 NTREIS