608 N Browning St · Seymour, TX 76380

$119,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 286 Days on market

Built 1994 0.32 ac lot ↓ 14% since listing

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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 +14.1/30.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This stylishly updated 2-bed, 2-bath manufactured home features Hardie board siding, an open-concept interior, and modern bathrooms. Nestled on a large lot, it includes a rear entry double carport and a versatile workshop. All appliances remain, and it's conveniently located close to the elementary school. Move-in ready—ideal for downsizing or a fresh start!

Key facts

• Modern bathrooms
• Hardie board siding
• Versatile workshop

Tags

• HARDIE BOARD SIDING
• OPEN-CONCEPT INTERIOR
• MODERN BATHROOMS
• REAR ENTRY DOUBLE CARPORT
• VERSATILE WORKSHOP

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $18 ($222/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 $102k (14.6% below list).
• Recommended offer: $102k (14.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#191 in TX, #4,884 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, employment D, amenities F.
• Seymour ISD (rural): math 55% / reading 46% proficiency, ranked #195 of 826 in TX (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 50 active listings in the ZIP.

Forward outlook

• In year one you build about $9k of equity ($823 loan paydown + $9k appreciation (7.2% local appreciation)).
• Baylor County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, 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 286 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,604 (14.6% below list)

Questions for the listing agent

1. It's been on market 286 days. Have you received any prior offers? Is the seller open to a 15% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.85% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.33×
• Total profit: $44,351
• Equity at exit: $84,196

10-year hold

• IRR: 17.8%
• Equity multiple: 4.84×
• Total profit: $127,873
• Equity at exit: $161,529

Cash invested: $33,320 (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 76380

• Home prices YoY: 5.8%
• Active inventory: 50
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,016 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$111 /mo · $1,327/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $18

Break-even live

Break-even rent $993

Max offer price $119,000

Occupancy floor 93%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $119,000 Active 286 DOM
2. 2026-06-17
   days on market $119,000 Active 285 DOM
3. 2026-06-16
   days on market $119,000 Active 284 DOM
4. 2026-06-15
   days on market $119,000 Active 283 DOM
5. 2026-06-15
   days on market $119,000 Active 282 DOM
6. 2026-06-13
   days on market $119,000 Active 281 DOM
7. 2026-06-12
   days on market $119,000 Active 280 DOM
8. 2026-06-09
   days on market $119,000 Active 277 DOM
9. 2026-06-08
   days on market $119,000 Active 276 DOM
10. 2026-06-08
    days on market $119,000 Active 275 DOM
11. 2026-06-07
    days on market $119,000 Active 274 DOM
12. 2026-06-03
    days on market $119,000 Active 271 DOM
13. 2026-06-02
    days on market $119,000 Active 270 DOM
14. 2026-06-01
    days on market $119,000 Active 269 DOM
15. 2026-05-31
    days on market $119,000 Active 268 DOM
16. 2026-03-15
    price $119,000 367-char remark

    Show marketing remark (367 chars)

    This stylishly updated 2-bed, 2-bath manufactured home features Hardie board siding, an open-concept interior, and modern bathrooms. Nestled on a large lot, it includes a rear entry double carport and a versatile workshop. All appliances remain, and it's conveniently located close to the elementary school. Move-in ready—ideal for downsizing or a fresh start!

17. 2026-03-14
    price $119,000 366-char remark

    Show marketing remark (366 chars)

    This stylishly updated 2-bed, 2-bath manufactured home features Hardie board siding, an open-concept interior, and modern bathrooms. Nestled on a large lot, it includes a rear entry double carport and a versatile workshop. All appliances remain, and it's conveniently located close to the elementary school. Move-in ready—ideal for downsizing or a fresh start!

18. 2026-01-28
    status Active 366-char remark

    Show marketing remark (367 chars)

    This stylishly updated 2-bed, 2-bath manufactured home features Hardie board siding, an open-concept interior, and modern bathrooms. Nestled on a large lot, it includes a rear entry double carport and a versatile workshop. All appliances remain, and it's conveniently located close to the elementary school. Move-in ready—ideal for downsizing or a fresh start!

19. 2026-01-28
    status Active 367-char remark

    Show marketing remark (367 chars)

    This stylishly updated 2-bed, 2-bath manufactured home features Hardie board siding, an open-concept interior, and modern bathrooms. Nestled on a large lot, it includes a rear entry double carport and a versatile workshop. All appliances remain, and it's conveniently located close to the elementary school. Move-in ready—ideal for downsizing or a fresh start!

20. 2026-01-09
    historical 366-char remark

    Show marketing remark (367 chars)

    This stylishly updated 2-bed, 2-bath manufactured home features Hardie board siding, an open-concept interior, and modern bathrooms. Nestled on a large lot, it includes a rear entry double carport and a versatile workshop. All appliances remain, and it's conveniently located close to the elementary school. Move-in ready—ideal for downsizing or a fresh start!

21. 2026-01-09
    status Pending 367-char remark

    Show marketing remark (367 chars)

    This stylishly updated 2-bed, 2-bath manufactured home features Hardie board siding, an open-concept interior, and modern bathrooms. Nestled on a large lot, it includes a rear entry double carport and a versatile workshop. All appliances remain, and it's conveniently located close to the elementary school. Move-in ready—ideal for downsizing or a fresh start!

22. 2025-08-15
    listed $139,000 Active 367-char remark

    Show marketing remark (366 chars)

    This stylishly updated 2-bed, 2-bath manufactured home features Hardie board siding, an open-concept interior, and modern bathrooms. Nestled on a large lot, it includes a rear entry double carport and a versatile workshop. All appliances remain, and it's conveniently located close to the elementary school. Move-in ready—ideal for downsizing or a fresh start!

23. 2025-08-15
    listed $139,000 Active 366-char remark

    Show marketing remark (366 chars)

    This stylishly updated 2-bed, 2-bath manufactured home features Hardie board siding, an open-concept interior, and modern bathrooms. Nestled on a large lot, it includes a rear entry double carport and a versatile workshop. All appliances remain, and it's conveniently located close to the elementary school. Move-in ready—ideal for downsizing or a fresh start!

24. 2023-11-02
    soldstatus
25. 2023-11-02
    soldstatus
26. 2020-06-18
    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: $1,327 · $111/mo
• Projected year-2 tax: $2,178 · $181/mo
• Expected delta: +$851/yr (+$71/mo · 64.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $12,192
• − Mortgage interest: −$6,666
• − Property taxes: −$1,327
• − Insurance: −$595
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$3,462
• Taxable loss: −$1,808
• Est. tax savings @ 24.0%: +$434
• After-tax cash flow: $655/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: Seymour ISD
• NCES district ID: 4839780
• Math proficiency: 55% ▼ -9.00%
• Reading proficiency: 46% ▼ -13.00%
• Median HH income: $36,292
• Composite: 41.94/100
• National rank: #3353
• State rank: #195 of 826 in TX

Livability — Seymour

• Score: 74/100
• State rank: #191
• US rank: #4884

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seymour, TX
• Population (ZIP): 3,484

Population outlook (Baylor County) Hauer SSP2

• Today (2025): 3,534 people
• By 2030: 3,462 · -2.0%
• By 2040: 3,321 · -6.0%
• By 2050: 3,209 · -9.2%
• By 2075: 3,093 · -12.5%
• By 2100: 2,597 · -26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 11% Pacific Islander 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 3% Italian 2% Russian 1%
• Foreign-born: 3% · Canada
• Languages at home: 90% English-only · Spanish 9% Other Asian/Pacific 1%

Political lean MEDSL · Baylor

• 2024 margin: Solid R (+77.1) · D 11.0% · R 88.1%
• 2008→2024 swing: -22.5pp toward R · 2008: -54.5pp · 2024: -77.1pp
• All cycles: 2024: R+77.1 2020: R+77.0 2016: R+72.1 2012: R+64.7 2008: R+54.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.22%
• Current HPI: 131.3235
• 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

-14.4% since first listed

11 events — show timeline

• 2026-03-15 Price Changed $119,000 NTREIS
• 2026-03-14 Price Changed $119,000 WFAOR
• 2026-01-28 Relisted — WFAOR
• 2026-01-28 Relisted — NTREIS
• 2026-01-09 Delisted — WFAOR
• 2026-01-09 Pending — NTREIS
• 2025-08-15 Listed $139,000 WFAOR
• 2025-08-15 Listed $139,000 NTREIS
• 2023-11-02 Sold (Public Records) — Public Records
• 2023-11-02 Sold (Public Records) — Public Records
• 2020-06-18 Sold (Public Records) — Public Records

Property tax history

+10.5%/yr

Latest (2025): $1,327 · +17.2% YoY. Source: county tax records.