5390 Fm 314 S · Moore Station, TX 75770

$135,000

3 bd · 2.0 ba · 1,292 sqft · Manufactured public records · 77 Days on market

Built 2011 0.79 ac lot ↓ 4% 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 +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• 1% rule +3.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled on .79 acres in the peaceful countryside of LaRue, this 3-bedroom, 2-bath home offers the perfect blend of comfort, space, and privacy. With 1,295 square feet, the home features a spacious open-concept living area complete with a cozy fireplace—ideal for relaxing evenings at home. The kitchen is thoughtfully designed with ample cabinetry, updated countertops, and a large island that provides both functionality and a great gathering space. The split-bedroom layout offers privacy, while the primary suite includes a generously sized bathroom with dual vanities, soaking tub, and separate shower. Step outside and enjoy wide open space with room to roam, garden, or simply take in the quiet East Texas setting. Surrounded by mature trees, this property provides a serene backdrop while still being conveniently located. Whether you’re looking for a full-time residence or a peaceful retreat, this property offers endless potential and country charm.

Key facts

• Split-bedroom layout
• Ample cabinetry
• Large island

Tags

• OPEN-CONCEPT LIVING AREA
• COZY FIREPLACE
• AMPLE CABINETRY
• UPDATED COUNTERTOPS
• LARGE ISLAND
• SPLIT-BEDROOM LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $72 ($865/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 $116k (14.0% below list).
• Recommended offer: $116k (14.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#1,314 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities 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.
• Market conditions: 98 active listings in the ZIP; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% 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 $116,095 (14.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.86% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.29%
• DSCR: 1.10
• GRM: 9.7

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: 9.6%
• Equity multiple: 1.55×
• Total profit: $20,816
• Equity at exit: $60,702

10-year hold

• IRR: 12.0%
• Equity multiple: 2.79×
• Total profit: $67,641
• Equity at exit: $93,549

Cash invested: $37,800 (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 75770

• Active inventory: 98
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$81 /mo · $971/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $72

Break-even live

Break-even rent $1,070

Max offer price $135,000

Occupancy floor 89%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $135,000 Active 77 DOM
2. 2026-06-18
   days on market $135,000 Active 76 DOM
3. 2026-06-17
   days on market $135,000 Active 75 DOM
4. 2026-06-16
   days on market $135,000 Active 74 DOM
5. 2026-06-15
   days on market $135,000 Active 73 DOM
6. 2026-06-14
   days on market $135,000 Active 71 DOM
7. 2026-06-13
   pricedays on market $135,000 Active 70 DOM
8. 2026-06-10
   days on market $139,000 Active 68 DOM
9. 2026-06-09
   days on market $139,000 Active 67 DOM
10. 2026-06-08
    days on market $139,000 Active 66 DOM
11. 2026-06-07
    days on market $139,000 Active 65 DOM
12. 2026-06-02
    days on market $139,000 Active 60 DOM
13. 2026-06-01
    days on market $139,000 Active 59 DOM
14. 2026-05-31
    days on market $139,000 Active 58 DOM
15. 2026-05-30
    days on market $139,000 Active 57 DOM
16. 2026-05-13
    price $139,000 974-char remark

    Show marketing remark (974 chars)

    Nestled on .79 acres in the peaceful countryside of LaRue, this 3-bedroom, 2-bath home offers the perfect blend of comfort, space, and privacy. With 1,295 square feet, the home features a spacious open-concept living area complete with a cozy fireplace—ideal for relaxing evenings at home. The kitchen is thoughtfully designed with ample cabinetry, updated countertops, and a large island that provides both functionality and a great gathering space. The split-bedroom layout offers privacy, while the primary suite includes a generously sized bathroom with dual vanities, soaking tub, and separate shower. Step outside and enjoy wide open space with room to roam, garden, or simply take in the quiet East Texas setting. Surrounded by mature trees, this property provides a serene backdrop while still being conveniently located. Whether you’re looking for a full-time residence or a peaceful retreat, this property offers endless potential and country charm.

17. 2026-04-03
    listed $145,000 Active 974-char remark

    Show marketing remark (974 chars)

    Nestled on .79 acres in the peaceful countryside of LaRue, this 3-bedroom, 2-bath home offers the perfect blend of comfort, space, and privacy. With 1,295 square feet, the home features a spacious open-concept living area complete with a cozy fireplace—ideal for relaxing evenings at home. The kitchen is thoughtfully designed with ample cabinetry, updated countertops, and a large island that provides both functionality and a great gathering space. The split-bedroom layout offers privacy, while the primary suite includes a generously sized bathroom with dual vanities, soaking tub, and separate shower. Step outside and enjoy wide open space with room to roam, garden, or simply take in the quiet East Texas setting. Surrounded by mature trees, this property provides a serene backdrop while still being conveniently located. Whether you’re looking for a full-time residence or a peaceful retreat, this property offers endless potential and country charm.

18. 2011-04-20
    soldstatus
19. 2005-06-14
    soldstatus
20. 1978-02-14
    soldstatus

ⓘ 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: $971 · $81/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$1,500/yr (+$125/mo · 154.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $13,931
• − Mortgage interest: −$7,562
• − Property taxes: −$971
• − Insurance: −$675
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$3,927
• Taxable loss: −$1,433
• Est. tax savings @ 24.0%: +$344
• After-tax cash flow: $1,209/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 — Moore Station

• Score: 56/100
• State rank: #1314
• US rank: #22681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moore Station, TX
• Population (ZIP): 2,736

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 (78%)
• Race & ethnicity: White 78% Black 16% Two or more races 3% Asian 2% Hispanic / Latino 1%
• Common ancestry: Italian 1% Iranian 1% Portuguese 1%
• Foreign-born: 2%
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 2%

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: —
• Current HPI: —
• 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

-4.1% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $139,000 NTREIS
• 2026-04-03 Listed $145,000 NTREIS
• 2011-04-20 Sold (Public Records) — Public Records
• 2005-06-14 Sold (Public Records) — Public Records
• 1978-02-14 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $971 · +8.0% YoY. Source: county tax records.