275 Westwood Loop · Hemphill, TX 75948

$62,000

2 bd · 1.0 ba · 840 sqft · SingleFamily · 79 Days on market

Built 1976 Fair condition 0.49 ac lot $74/sqft · 28% below area Est $86k · 28% under ↓ 10% 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great fishing camp property located in Beechwood 3 in the Fairmount community. This subdivision has a boat ramp, pool, basketball and tennis courts available. This 2-bedroom 1-bath mobile home located on 2 lots offers plenty of outdoor space. The backyard is fenced and there is a 2-car detached garage. There is a front and a back porch for relaxing in the morning or unwinding in the evening. This property is great for weekenders, retirees, or anyone craving that quiet lake-life vibe complete with fishing, boating and sunsets all minutes away.

Key facts

• Tennis courts
• Backyard is fenced
• Pool

Tags

• BOAT RAMP
• POOL
• BASKETBALL COURTS
• TENNIS COURTS
• OUTDOOR SPACE
• BACKYARD IS FENCED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $62k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($767 rent vs $62k).
• Recommended offer: $58k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#530 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Hemphill ISD (rural): math 37% / reading 41% proficiency, ranked #466 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 237 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $429 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Sabine County population projected at -23% 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 $17k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,280 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% 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. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.24% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.26%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (median comp): $85,896
• List price: $62,000
• Delta: -27.82%
• 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
268 Beechwood Loop	0.64mi	2/1.0	900 (+7%)	20mo	$89,000	$99	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: 1.9%
• Equity multiple: 1.07×
• Total profit: $1,263
• Equity at exit: $9,244

10-year hold

• IRR: 11.5%
• Equity multiple: 1.90×
• Total profit: $15,695
• Equity at exit: $5,361

Cash invested: $17,360 (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 75948

• Home prices YoY: -17.7%
• Active inventory: 237
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $767 medium
• Mortgage (P&I): −$325
• Tax est. 1.5%: −$78 /mo · $930/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$161
• Net cashflow: $177

Break-even live

Break-even rent $542

Max offer price $62,000

Occupancy floor 72%

Sensitivity live

Price	-10% $220	-5% $199	+0% $177	+5% $156	+10% $135
Rent	-10% $117	-5% $147	+0% $177	+5% $208	+10% $238
Rate	-1.0pp $209	-0.5pp $193	base $177	+0.5pp $161	+1.0pp $145

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $62,000 Active 79 DOM
2. 2026-06-18
   days on market $62,000 Active 77 DOM
3. 2026-06-17
   days on market $62,000 Active 76 DOM
4. 2026-06-16
   days on market $62,000 Active 75 DOM
5. 2026-06-15
   days on market $62,000 Active 74 DOM
6. 2026-06-13
   days on market $62,000 Active 72 DOM
7. 2026-06-12
   days on market $62,000 Active 71 DOM
8. 2026-06-10
   days on market $62,000 Active 68 DOM
9. 2026-06-08
   days on market $62,000 Active 67 DOM
10. 2026-06-08
    days on market $62,000 Active 66 DOM
11. 2026-06-07
    days on market $62,000 Active 65 DOM
12. 2026-06-03
    days on market $62,000 Active 62 DOM
13. 2026-06-02
    days on market $62,000 Active 61 DOM
14. 2026-06-01
    days on market $62,000 Active 60 DOM
15. 2026-05-31
    days on market $62,000 Active 59 DOM
16. 2026-05-04
    price $67,500 548-char remark

    Show marketing remark (548 chars)

    Great fishing camp property located in Beechwood 3 in the Fairmount community. This subdivision has a boat ramp, pool, basketball and tennis courts available. This 2-bedroom 1-bath mobile home located on 2 lots offers plenty of outdoor space. The backyard is fenced and there is a 2-car detached garage. There is a front and a back porch for relaxing in the morning or unwinding in the evening. This property is great for weekenders, retirees, or anyone craving that quiet lake-life vibe complete with fishing, boating and sunsets all minutes away.

17. 2026-04-02
    listed $75,000 Active 548-char remark

    Show marketing remark (548 chars)

    Great fishing camp property located in Beechwood 3 in the Fairmount community. This subdivision has a boat ramp, pool, basketball and tennis courts available. This 2-bedroom 1-bath mobile home located on 2 lots offers plenty of outdoor space. The backyard is fenced and there is a 2-car detached garage. There is a front and a back porch for relaxing in the morning or unwinding in the evening. This property is great for weekenders, retirees, or anyone craving that quiet lake-life vibe complete with fishing, boating and sunsets all minutes away.

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $9,203
• − Mortgage interest: −$3,473
• − Property taxes: −$930
• − Insurance: −$310
• − Repairs & maintenance: −$736
• − Management: −$736
• − Depreciation: −$1,804
• Taxable income: $1,214
• Est. tax owed @ 24.0%: −$291
• After-tax cash flow: $1,837/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 · 13 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance to improve its condition and increase its resale and rental value.

Repairs flagged

• Major roof — visible wear
• Major exterior siding — some discoloration
• Major interior paint — peeling in some areas

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both repair roof — fixes major issue and prevents further damage
• Both replace worn flooring — improves living experience and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · visible wear	Major	$15,000–50,000
exterior siding · some discoloration	Major	$15,000–50,000
interior paint · peeling in some areas	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both repair roof — fixes major issue and prevents further damage ↑
• Both replace worn flooring — improves living experience and 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: Hemphill ISD
• NCES district ID: 4822890
• Math proficiency: 37% ▼ -1.00%
• Reading proficiency: 41% ▲ 4.00%
• Median HH income: $33,330
• Composite: 32.06/100
• National rank: #5821
• State rank: #466 of 826 in TX

Livability — Hemphill

• Score: 67/100
• State rank: #530
• US rank: #10376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,218

Population outlook (Sabine County) Hauer SSP2

• Today (2025): 9,354 people
• By 2030: 8,806 · -5.9%
• By 2040: 7,871 · -15.9%
• By 2050: 7,224 · -22.8%
• By 2075: 6,351 · -32.1%
• By 2100: 5,465 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 7% Black 6% Two or more races 6% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 5% Italian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Vietnamese 2% Spanish 1%

Political lean MEDSL · Sabine

• 2024 margin: Solid R (+78.5) · D 10.6% · R 89.1%
• 2008→2024 swing: -23.7pp toward R · 2008: -54.8pp · 2024: -78.5pp
• All cycles: 2024: R+78.5 2020: R+75.0 2016: R+72.8 2012: R+63.9 2008: R+54.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.26%
• Current HPI: 159.0093
• 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

-10.0% since first listed

2 events — show timeline

• 2026-05-04 Price Changed $67,500 Deep East Texas MLS
• 2026-04-02 Listed $75,000 Deep East Texas MLS