14169 Quanah Parker Trl · Log Cabin, TX 75148

$54,999

3 bd · 1.0 ba · 728 sqft · Manufactured public records · 308 Days on market

Built 1986 4,591 sqft lot $76/sqft · 57% below area ↓ 50% since listing

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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
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUST LISTED! Welcome to this one-story mobile home in Malakoff, TX, offering a fantastic renovation opportunity. Although in need of renovation, this property features a great layout with a spacious game room and kitchen, providing a comfortable living space. Relax and enjoy the outdoors on the covered front porch area. Situated on a nice-sized lot, the property offers ample outdoor space for potential landscaping. With its promising layout, this home presents an ideal canvas for customization and improvement. The location will also give you a short commute to Cedar Creek Lake and all the outdoor amenities such as local parks that this area offers. This property is being sold AS IS but has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Covered front porch
• Outdoor amenities
• Nice-sized lot

Tags

• ONE-STORY MOBILE HOME
• SPACIOUS GAME ROOM
• COVERED FRONT PORCH
• NICE-SIZED LOT
• OUTDOOR AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 0.9% in Log Cabin — 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 38/100 on livability (#1,626 in TX) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Eustace ISD (rural): math 32% / reading 45% proficiency, ranked #455 of 826 in TX (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 225 active listings in the ZIP; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 308 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 308 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.80% ✓
• Cap rate: 15.69%
• Cash-on-cash: 33.56%
• DSCR: 2.49
• GRM: 4.6

CMA / ARV

• ARV (median comp): $127,755
• List price: $54,999
• Delta: -56.95%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14030 Roy Bean Dr	0.21mi	2/1.5 (-1)	822 (+13%)	24mo	$65,000	$79	42

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

Projected returns pro-forma

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

5-year hold

• IRR: 28.8%
• Equity multiple: 2.20×
• Total profit: $18,518
• Equity at exit: $8,201

10-year hold

• IRR: 36.2%
• Equity multiple: 4.34×
• Total profit: $51,435
• Equity at exit: $4,755

Cash invested: $15,400 (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 75148

• Home prices YoY: -27.6%
• Active inventory: 225
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$39 /mo · $463/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $431

Break-even live

Break-even rent $443

Max offer price $54,999

Occupancy floor 51%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $54,999 Active 308 DOM
2. 2026-06-18
   days on market $54,999 Active 307 DOM
3. 2026-06-17
   days on market $54,999 Active 306 DOM
4. 2026-06-16
   days on market $54,999 Active 305 DOM
5. 2026-06-15
   days on market $54,999 Active 304 DOM
6. 2026-06-14
   days on market $54,999 Active 302 DOM
7. 2026-06-12
   days on market $54,999 Active 301 DOM
8. 2026-06-09
   days on market $54,999 Active 298 DOM
9. 2026-06-08
   days on market $54,999 Active 297 DOM
10. 2026-06-07
    days on market $54,999 Active 296 DOM
11. 2026-06-05
    days on market $54,999 Active 293 DOM
12. 2026-06-02
    days on market $54,999 Active 291 DOM
13. 2026-06-01
    days on market $54,999 Active 290 DOM
14. 2026-05-31
    days on market $54,999 Active 289 DOM
15. 2026-05-30
    days on market $54,999 Active 288 DOM
16. 2025-08-15
    listed $54,999 Active 943-char remark

    Show marketing remark (943 chars)

    JUST LISTED! Welcome to this one-story mobile home in Malakoff, TX, offering a fantastic renovation opportunity. Although in need of renovation, this property features a great layout with a spacious game room and kitchen, providing a comfortable living space. Relax and enjoy the outdoors on the covered front porch area. Situated on a nice-sized lot, the property offers ample outdoor space for potential landscaping. With its promising layout, this home presents an ideal canvas for customization and improvement. The location will also give you a short commute to Cedar Creek Lake and all the outdoor amenities such as local parks that this area offers. This property is being sold AS IS but has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

17. 2025-06-30
    historical
18. 2024-09-11
    price $106,699
19. 2024-06-06
    listed $109,999 Active
20. 2002-10-18
    soldstatus
21. 1998-06-01
    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: $463 · $39/mo
• Projected year-2 tax: $1,006 · $84/mo
• Expected delta: +$544/yr (+$45/mo · 117.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $11,858
• − Mortgage interest: −$3,081
• − Property taxes: −$463
• − Insurance: −$275
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$1,600
• Taxable income: $4,542
• Est. tax owed @ 24.0%: −$1,090
• After-tax cash flow: $4,079/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: Eustace ISD
• NCES district ID: 4818720
• Math proficiency: 32% ▼ -18.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $42,425
• Composite: 32.48/100
• National rank: #5711
• State rank: #455 of 826 in TX

Livability — Log Cabin

• Score: 38/100
• State rank: #1626
• US rank: #27499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Log Cabin, TX
• Population (ZIP): 5,944

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 (71%)
• Race & ethnicity: White 71% Two or more races 11% Hispanic / Latino 11% Black 11%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Russian 2% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 8%

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: ▼ -82.76%
• Current HPI: 217.1629
• 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

-50.0% since first listed

6 events — show timeline

• 2025-08-15 Listed $54,999 HARMLS
• 2025-06-30 Listing Removed — NTREIS
• 2024-09-11 Price Changed $106,699 NTREIS
• 2024-06-06 Listed $109,999 NTREIS
• 2002-10-18 Sold (Public Records) — Public Records
• 1998-06-01 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $463 · -2.5% YoY. Source: county tax records.