71 Cr 2606 · Rocky Mound, TX 75686

$149,000

4 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 63 Days on market

Built 2003 0.41 ac lot $25/mo HOA · 1% of rent

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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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL OR FIRST TIME HOME BUYER. .. LIVE near the lake !!! 4/2 manufactured home on nice wooded lot. Spacious living with over 2100 square feet of space. Will be a great starter home for the growing family.

Key facts

• 0.41 acre lot
• Community pool
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $140k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 1.1% in Rocky Mound — 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 43/100 on livability (#1,576 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Pittsburg ISD (town): math 54% / reading 44% proficiency, ranked #216 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 313 active listings in the ZIP; 3 units permitted in Camp County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Camp County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.25% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.57%
• DSCR: 1.60
• GRM: 6.6

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $5,907
• Equity at exit: $22,216

10-year hold

• IRR: 13.2%
• Equity multiple: 2.05×
• Total profit: $43,877
• Equity at exit: $12,883

Cash invested: $41,720 (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 75686

• Home prices YoY: -21.6%
• Active inventory: 313
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,870 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$137 /mo · $1,644/yr
• Insurance: −$62
• HOA: −$25
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $472

Break-even live

Break-even rent $1,273

Max offer price $149,000

Occupancy floor 70%

Sensitivity live

Price	-10% $556	-5% $514	+0% $472	+5% $429	+10% $387
Rent	-10% $324	-5% $398	+0% $472	+5% $545	+10% $619
Rate	-1.0pp $547	-0.5pp $510	base $472	+0.5pp $433	+1.0pp $394

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 30 events

1. 2026-06-19
   days on market $149,000 Active 63 DOM
2. 2026-06-18
   days on market $149,000 Active 62 DOM
3. 2026-06-17
   days on market $149,000 Active 61 DOM
4. 2026-06-16
   days on market $149,000 Active 60 DOM
5. 2026-06-15
   days on market $149,000 Active 59 DOM
6. 2026-06-14
   days on market $149,000 Active 57 DOM
7. 2026-06-12
   days on market $149,000 Active 56 DOM
8. 2026-06-09
   days on market $149,000 Active 53 DOM
9. 2026-06-08
   days on market $149,000 Active 52 DOM
10. 2026-06-07
    days on market $149,000 Active 51 DOM
11. 2026-06-05
    days on market $149,000 Active 49 DOM
12. 2026-06-03
    days on market $149,000 Active 47 DOM
13. 2026-06-02
    days on market $149,000 Active 46 DOM
14. 2026-06-01
    days on market $149,000 Active 45 DOM
15. 2026-05-31
    days on market $149,000 Active 44 DOM
16. 2026-05-30
    days on market $149,000 Active 43 DOM
17. 2026-04-17
    listed $157,500 Active 216-char remark

    Show marketing remark (216 chars)

    INVESTOR SPECIAL OR FIRST TIME HOME BUYER. .. LIVE near the lake !!! 4/2 manufactured home on nice wooded lot. Spacious living with over 2100 square feet of space. Will be a great starter home for the growing family.

18. 2025-05-08
    listed $149,989 Active
19. 2025-05-08
    price $149,989
20. 2025-05-08
    listed $99,400 Active
21. 2023-11-10
    price $99,400
22. 2023-11-10
    price $99,400
23. 2023-11-06
    price $109,400
24. 2023-11-06
    listed $109,400,000 Active
25. 2023-11-06
    price $109,400
26. 2023-11-01
    price $109,900
27. 2023-10-20
    price $119,900
28. 2023-09-27
    listed $124,900 Active
29. 2020-01-15
    soldstatus
30. 2004-07-30
    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: $1,644 · $137/mo
• Projected year-2 tax: $2,727 · $227/mo
• Expected delta: +$1,083/yr (+$90/mo · 65.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $22,436
• − Mortgage interest: −$8,346
• − Property taxes: −$1,644
• − Insurance: −$745
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − HOA: −$300
• − Depreciation: −$4,335
• Taxable income: $3,477
• Est. tax owed @ 24.0%: −$834
• After-tax cash flow: $4,825/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: Pittsburg ISD
• NCES district ID: 4835010
• Math proficiency: 54% ▼ -16.00%
• Reading proficiency: 44% ▼ -16.00%
• Median HH income: $38,136
• Composite: 40.87/100
• National rank: #3627
• State rank: #216 of 826 in TX

Livability — Rocky Mound

• Score: 43/100
• State rank: #1576
• US rank: #26922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,427

Population outlook (Camp County) Hauer SSP2

• Today (2025): 13,403 people
• By 2030: 13,741 · +2.5%
• By 2040: 14,436 · +7.7%
• By 2050: 15,135 · +12.9%
• By 2075: 16,836 · +25.6%
• By 2100: 17,582 · +31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 52% Hispanic / Latino 28% Two or more races 16% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 1% Scottish 1% Serbian 1%
• Foreign-born: 11% · Canada, Vietnam, Dominican Republic
• Languages at home: 79% English-only · Spanish 20% Vietnamese 1%

Political lean MEDSL · Camp

• 2024 margin: Solid R (+53.6) · D 22.9% · R 76.5%
• 2008→2024 swing: -30.3pp toward R · 2008: -23.3pp · 2024: -53.6pp
• All cycles: 2024: R+53.6 2020: R+44.1 2016: R+42.7 2012: R+33.5 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.12%
• Current HPI: 181.5522
• 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

+26.1% since first listed

14 events — show timeline

• 2026-04-17 Listed $157,500 GTAR
• 2025-05-08 Listed $149,989 LAAR
• 2025-05-08 Price Changed $149,989 LAAR
• 2025-05-08 Listed $99,400 LAAR
• 2023-11-10 Price Changed $99,400 GTAR
• 2023-11-10 Price Changed $99,400 LAAR
• 2023-11-06 Price Changed $109,400 LAAR
• 2023-11-06 Listed $109,400,000 LAAR
• 2023-11-06 Price Changed $109,400 GTAR
• 2023-11-01 Price Changed $109,900 GTAR
• 2023-10-20 Price Changed $119,900 GTAR
• 2023-09-27 Listed $124,900 GTAR
• 2020-01-15 Sold (Public Records) — Public Records
• 2004-07-30 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,644 · -0.2% YoY. Source: county tax records.