148 Carrie St · Liberty City, TX 75662

$90,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 35 Days on market

Built 1998 0.50 ac lot

---

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
• Rent growth +4.7/5.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT NEW LISTING NEAR LONGVIEW, TYLER AND INTERSTATE 20 IN SABINE / LIBERTY CITY, 3 BR 2 BATH ON LARGE LOT WITH COVERED PORCHES FRONT AND BACK. LARGE OPEN KITCHEN AND DEN WITH FIREPLACE. NEW CARPET, NEW PAINT AND NEW PRIVACY FENCE. AVAILABLE FOR IMMEDIATE OCCUPANCY.

Key facts

• Covered front porch
• Spacious yard
• Privacy fence

Tags

• CUSTOM RAMP
• COVERED FRONT PORCH
• COVERED DECK PATIO
• PRIVACY FENCE
• SPACIOUS YARD
• WOOD BURNING FIREPLACE

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Septic tank
• Home design: Manufactured home (residential); Composition roof
• Construction: Composition roof
• Exterior features: Covered patio/porch; Wood fencing; Level lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Breakfast bar; Wood-burning fireplace in the living room
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#395 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Sabine ISD (rural): math 46% / reading 49% proficiency, ranked #210 of 826 in TX (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+8.9%/yr); 283 active listings in the ZIP; 193 units permitted in Gregg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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, 59% 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.66% ✓
• Cap rate: 14.71%
• Cash-on-cash: 30.07%
• DSCR: 2.34
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 29.9%
• Equity multiple: 2.33×
• Total profit: $33,512
• Equity at exit: $13,419

10-year hold

• IRR: 39.8%
• Equity multiple: 5.64×
• Total profit: $116,830
• Equity at exit: $7,782

Cash invested: $25,200 (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 75662

• Home prices YoY: -16.9%
• Rents YoY: 8.9%
• Active inventory: 283
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$40 /mo · $477/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $631

Break-even live

Break-even rent $695

Max offer price $90,000

Occupancy floor 53%

Sensitivity live

Price	-10% $682	-5% $657	+0% $631	+5% $606	+10% $581
Rent	-10% $513	-5% $572	+0% $631	+5% $691	+10% $750
Rate	-1.0pp $677	-0.5pp $654	base $631	+0.5pp $608	+1.0pp $584

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-13
   statusdays on market $90,000 Pending 35 DOM
2. 2026-06-10
   days on market $90,000 Active 33 DOM
3. 2026-06-09
   days on market $90,000 Active 32 DOM
4. 2026-06-08
   days on market $90,000 Active 31 DOM
5. 2026-06-07
   days on market $90,000 Active 30 DOM
6. 2026-06-05
   days on market $90,000 Active 27 DOM
7. 2026-06-02
   days on market $90,000 Active 25 DOM
8. 2026-06-01
   days on market $90,000 Active 24 DOM
9. 2026-05-31
   days on market $90,000 Active 23 DOM
10. 2026-05-30
    days on market $90,000 Active 22 DOM
11. 2026-05-08
    listed $90,000 Active 1129-char remark
12. 2024-03-28
    soldstatus Closed 267-char remark

    Show marketing remark (267 chars)

    GREAT NEW LISTING NEAR LONGVIEW, TYLER AND INTERSTATE 20 IN SABINE / LIBERTY CITY, 3 BR 2 BATH ON LARGE LOT WITH COVERED PORCHES FRONT AND BACK. LARGE OPEN KITCHEN AND DEN WITH FIREPLACE. NEW CARPET, NEW PAINT AND NEW PRIVACY FENCE. AVAILABLE FOR IMMEDIATE OCCUPANCY.

13. 2024-03-28
    soldstatus

    Show marketing remark (267 chars)

    GREAT NEW LISTING NEAR LONGVIEW, TYLER AND INTERSTATE 20 IN SABINE / LIBERTY CITY, 3 BR 2 BATH ON LARGE LOT WITH COVERED PORCHES FRONT AND BACK. LARGE OPEN KITCHEN AND DEN WITH FIREPLACE. NEW CARPET, NEW PAINT AND NEW PRIVACY FENCE. AVAILABLE FOR IMMEDIATE OCCUPANCY.

14. 2024-03-27
    status Pending 267-char remark

    Show marketing remark (267 chars)

    GREAT NEW LISTING NEAR LONGVIEW, TYLER AND INTERSTATE 20 IN SABINE / LIBERTY CITY, 3 BR 2 BATH ON LARGE LOT WITH COVERED PORCHES FRONT AND BACK. LARGE OPEN KITCHEN AND DEN WITH FIREPLACE. NEW CARPET, NEW PAINT AND NEW PRIVACY FENCE. AVAILABLE FOR IMMEDIATE OCCUPANCY.

15. 2024-03-19
    listed $149,500 Active 267-char remark

    Show marketing remark (267 chars)

    GREAT NEW LISTING NEAR LONGVIEW, TYLER AND INTERSTATE 20 IN SABINE / LIBERTY CITY, 3 BR 2 BATH ON LARGE LOT WITH COVERED PORCHES FRONT AND BACK. LARGE OPEN KITCHEN AND DEN WITH FIREPLACE. NEW CARPET, NEW PAINT AND NEW PRIVACY FENCE. AVAILABLE FOR IMMEDIATE OCCUPANCY.

16. 2023-03-17
    soldstatus

    Show marketing remark (162 chars)

    GREAT NEW LISTING NEAR LONGVIEW, TYLER AND INTERSTATE 20, 3 BR 2 BATH ON LARGE LOT WITH COVERED PORCHES FRONT AND BACK. LARGE OPEN KITCHEN ADN DEN WITH FIREPLACE.

17. 2023-01-31
    listed $59,900

    Show marketing remark (162 chars)

    GREAT NEW LISTING NEAR LONGVIEW, TYLER AND INTERSTATE 20, 3 BR 2 BATH ON LARGE LOT WITH COVERED PORCHES FRONT AND BACK. LARGE OPEN KITCHEN ADN DEN WITH FIREPLACE.

18. 1997-12-02
    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: $477 · $40/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$1,170/yr (+$98/mo · 245.4%)

ⓘ 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 · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,935
• − Mortgage interest: −$5,041
• − Property taxes: −$477
• − Insurance: −$450
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$2,618
• Taxable income: $6,479
• Est. tax owed @ 24.0%: −$1,555
• After-tax cash flow: $6,023/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: Sabine ISD
• NCES district ID: 4838460
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $52,554
• Composite: 40.95/100
• National rank: #3606
• State rank: #210 of 826 in TX

Livability — Liberty City

• Score: 69/100
• State rank: #395
• US rank: #8256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gregg County · 128,826 people
• Metro: Longview, TX
• Population (ZIP): 25,034
• Household income: $70,096
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 486.0

Population outlook (Gregg County) Hauer SSP2

• Today (2025): 125,947 people
• By 2030: 126,542 · +0.5%
• By 2040: 127,311 · +1.1%
• By 2050: 127,289 · +1.1%
• By 2075: 124,954 · -0.8%
• By 2100: 113,737 · -9.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 23% Two or more races 22% Black 11%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 18%

Political lean MEDSL · Gregg

• 2024 margin: Solid R (+42.2) · D 28.5% · R 70.7%
• 2008→2024 swing: -4.6pp toward R · 2008: -37.6pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+36.9 2016: R+41.3 2012: R+39.5 2008: R+37.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.09%
• Current HPI: 247.1337
• Rent YoY: ▲ 8.89%
• Metro: Longview, TX
• 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

+50.3% since first listed

9 events — show timeline

• 2026-06-12 Pending — LAAR
• 2026-05-08 Listed $90,000 LAAR
• 2024-03-28 Sold (Public Records) — Public Records
• 2024-03-28 Sold (MLS) — LAAR
• 2024-03-27 Pending — LAAR
• 2024-03-19 Listed $149,500 LAAR
• 2023-03-17 Sold (MLS) — LAAR
• 2023-01-31 Listed $59,900 LAAR
• 1997-12-02 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $477 · -0.7% YoY. Source: county tax records.