91 W County Road 4112 · Atlanta, TX 75551

$65,000

2 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 269 Days on market

Built 1995 1.55 ac lot ↓ 24% 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 +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to peaceful country living! This 2-bed, 2-bath home offers a roomy split floor plan with plenty of space to spread out. The open kitchen and dining area flow into a cozy living room, making it easy to gather with family and friends. The spacious primary suite features a walk-in closet, double vanities, soaking tub, and separate shower for added comfort. A second bedroom with its own walk-in closet and full bath is privately located on the opposite side of the home. Step outside to enjoy the covered porch, fenced front yard that’s perfect for a small pet, and shade from the surrounding trees — ideal for relaxing afternoons. An oversized double carport provides ample parking and storage, plus an RV hookup is ready for an occasional guest. Affordable and inviting, this property is a great place to enjoy simple country living. Call to schedule your showing today!

Key facts

• Covered porch
• Walk-in closet
• Soaking tub

Tags

• SPLIT FLOOR PLAN
• OPEN KITCHEN
• WALK-IN CLOSET
• DOUBLE VANITIES
• SOAKING TUB
• COVERED PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#500 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D, amenities F.
• Atlanta ISD (rural): math 37% / reading 46% proficiency, ranked #402 of 826 in TX (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 170 active listings in the ZIP; 12 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cass County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (24%) 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; major 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 269 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 D-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: 1.77% ✓
• Cap rate: 14.72%
• Cash-on-cash: 30.10%
• DSCR: 2.34
• GRM: 4.7

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: 24.7%
• Equity multiple: 2.02×
• Total profit: $18,562
• Equity at exit: $9,692

10-year hold

• IRR: 32.5%
• Equity multiple: 3.95×
• Total profit: $53,681
• Equity at exit: $5,620

Cash invested: $18,200 (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 75551

• Home prices YoY: -24.3%
• Active inventory: 170
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$84 /mo · $1,007/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $457

Break-even live

Break-even rent $572

Max offer price $65,000

Occupancy floor 55%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-09
   days on market $65,000 Active 269 DOM
2. 2026-06-08
   days on market $65,000 Active 268 DOM
3. 2026-06-08
   days on market $65,000 Active 267 DOM
4. 2026-06-07
   days on market $65,000 Active 266 DOM
5. 2026-06-03
   days on market $65,000 Active 263 DOM
6. 2026-06-02
   days on market $65,000 Active 262 DOM
7. 2026-06-01
   days on market $65,000 Active 261 DOM
8. 2026-05-31
   days on market $65,000 Active 260 DOM
9. 2026-03-09
   price $65,000 891-char remark

   Show marketing remark (891 chars)

   Welcome to peaceful country living! This 2-bed, 2-bath home offers a roomy split floor plan with plenty of space to spread out. The open kitchen and dining area flow into a cozy living room, making it easy to gather with family and friends. The spacious primary suite features a walk-in closet, double vanities, soaking tub, and separate shower for added comfort. A second bedroom with its own walk-in closet and full bath is privately located on the opposite side of the home. Step outside to enjoy the covered porch, fenced front yard that’s perfect for a small pet, and shade from the surrounding trees — ideal for relaxing afternoons. An oversized double carport provides ample parking and storage, plus an RV hookup is ready for an occasional guest. Affordable and inviting, this property is a great place to enjoy simple country living. Call to schedule your showing today!

10. 2026-03-09
    price $65,000 891-char remark

    Show marketing remark (891 chars)

    Welcome to peaceful country living! This 2-bed, 2-bath home offers a roomy split floor plan with plenty of space to spread out. The open kitchen and dining area flow into a cozy living room, making it easy to gather with family and friends. The spacious primary suite features a walk-in closet, double vanities, soaking tub, and separate shower for added comfort. A second bedroom with its own walk-in closet and full bath is privately located on the opposite side of the home. Step outside to enjoy the covered porch, fenced front yard that’s perfect for a small pet, and shade from the surrounding trees — ideal for relaxing afternoons. An oversized double carport provides ample parking and storage, plus an RV hookup is ready for an occasional guest. Affordable and inviting, this property is a great place to enjoy simple country living. Call to schedule your showing today!

11. 2025-12-09
    price $72,000 891-char remark

    Show marketing remark (891 chars)

    Welcome to peaceful country living! This 2-bed, 2-bath home offers a roomy split floor plan with plenty of space to spread out. The open kitchen and dining area flow into a cozy living room, making it easy to gather with family and friends. The spacious primary suite features a walk-in closet, double vanities, soaking tub, and separate shower for added comfort. A second bedroom with its own walk-in closet and full bath is privately located on the opposite side of the home. Step outside to enjoy the covered porch, fenced front yard that’s perfect for a small pet, and shade from the surrounding trees — ideal for relaxing afternoons. An oversized double carport provides ample parking and storage, plus an RV hookup is ready for an occasional guest. Affordable and inviting, this property is a great place to enjoy simple country living. Call to schedule your showing today!

12. 2025-12-09
    price $72,000 891-char remark

    Show marketing remark (891 chars)

    Welcome to peaceful country living! This 2-bed, 2-bath home offers a roomy split floor plan with plenty of space to spread out. The open kitchen and dining area flow into a cozy living room, making it easy to gather with family and friends. The spacious primary suite features a walk-in closet, double vanities, soaking tub, and separate shower for added comfort. A second bedroom with its own walk-in closet and full bath is privately located on the opposite side of the home. Step outside to enjoy the covered porch, fenced front yard that’s perfect for a small pet, and shade from the surrounding trees — ideal for relaxing afternoons. An oversized double carport provides ample parking and storage, plus an RV hookup is ready for an occasional guest. Affordable and inviting, this property is a great place to enjoy simple country living. Call to schedule your showing today!

13. 2025-12-01
    price $76,500 891-char remark

    Show marketing remark (891 chars)

    Welcome to peaceful country living! This 2-bed, 2-bath home offers a roomy split floor plan with plenty of space to spread out. The open kitchen and dining area flow into a cozy living room, making it easy to gather with family and friends. The spacious primary suite features a walk-in closet, double vanities, soaking tub, and separate shower for added comfort. A second bedroom with its own walk-in closet and full bath is privately located on the opposite side of the home. Step outside to enjoy the covered porch, fenced front yard that’s perfect for a small pet, and shade from the surrounding trees — ideal for relaxing afternoons. An oversized double carport provides ample parking and storage, plus an RV hookup is ready for an occasional guest. Affordable and inviting, this property is a great place to enjoy simple country living. Call to schedule your showing today!

14. 2025-12-01
    price $76,500 891-char remark

    Show marketing remark (891 chars)

    Welcome to peaceful country living! This 2-bed, 2-bath home offers a roomy split floor plan with plenty of space to spread out. The open kitchen and dining area flow into a cozy living room, making it easy to gather with family and friends. The spacious primary suite features a walk-in closet, double vanities, soaking tub, and separate shower for added comfort. A second bedroom with its own walk-in closet and full bath is privately located on the opposite side of the home. Step outside to enjoy the covered porch, fenced front yard that’s perfect for a small pet, and shade from the surrounding trees — ideal for relaxing afternoons. An oversized double carport provides ample parking and storage, plus an RV hookup is ready for an occasional guest. Affordable and inviting, this property is a great place to enjoy simple country living. Call to schedule your showing today!

15. 2025-09-13
    listed $85,000 Active 891-char remark

    Show marketing remark (891 chars)

    Welcome to peaceful country living! This 2-bed, 2-bath home offers a roomy split floor plan with plenty of space to spread out. The open kitchen and dining area flow into a cozy living room, making it easy to gather with family and friends. The spacious primary suite features a walk-in closet, double vanities, soaking tub, and separate shower for added comfort. A second bedroom with its own walk-in closet and full bath is privately located on the opposite side of the home. Step outside to enjoy the covered porch, fenced front yard that’s perfect for a small pet, and shade from the surrounding trees — ideal for relaxing afternoons. An oversized double carport provides ample parking and storage, plus an RV hookup is ready for an occasional guest. Affordable and inviting, this property is a great place to enjoy simple country living. Call to schedule your showing today!

16. 2025-09-13
    listed $85,000 Active 891-char remark

    Show marketing remark (891 chars)

    Welcome to peaceful country living! This 2-bed, 2-bath home offers a roomy split floor plan with plenty of space to spread out. The open kitchen and dining area flow into a cozy living room, making it easy to gather with family and friends. The spacious primary suite features a walk-in closet, double vanities, soaking tub, and separate shower for added comfort. A second bedroom with its own walk-in closet and full bath is privately located on the opposite side of the home. Step outside to enjoy the covered porch, fenced front yard that’s perfect for a small pet, and shade from the surrounding trees — ideal for relaxing afternoons. An oversized double carport provides ample parking and storage, plus an RV hookup is ready for an occasional guest. Affordable and inviting, this property is a great place to enjoy simple country living. Call to schedule your showing today!

17. 2024-04-29
    soldstatus
18. 2016-03-23
    soldstatus
19. 2007-09-27
    soldstatus
20. 2001-03-30
    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: $1,007 · $84/mo
• Projected year-2 tax: $1,190 · $99/mo
• Expected delta: +$183/yr (+$15/mo · 18.1%)

ⓘ 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 6/10 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: $13,798
• − Mortgage interest: −$3,641
• − Property taxes: −$1,007
• − Insurance: −$325
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$1,891
• Taxable income: $4,727
• Est. tax owed @ 24.0%: −$1,134
• After-tax cash flow: $4,344/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: Atlanta ISD
• NCES district ID: 4808880
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 46% ▼ -3.00%
• Median HH income: $37,392
• Composite: 34.5/100
• National rank: #5182
• State rank: #402 of 826 in TX

Livability — Atlanta

• Score: 68/100
• State rank: #500
• US rank: #9952

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,768

Population outlook (Cass County) Hauer SSP2

• Today (2025): 29,998 people
• By 2030: 29,583 · -1.4%
• By 2040: 28,512 · -5.0%
• By 2050: 27,230 · -9.2%
• By 2075: 24,917 · -16.9%
• By 2100: 21,582 · -28.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 16% Hispanic / Latino 7% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 2% Italian 1% Romanian 1%
• Foreign-born: 3% · Canada, China, Vietnam
• Languages at home: 95% English-only · Spanish 4% Chinese 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+65.7) · D 17.0% · R 82.7%
• 2008→2024 swing: -25.2pp toward R · 2008: -40.4pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+59.1 2016: R+59.7 2012: R+49.5 2008: R+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.80%
• Current HPI: 142.5195
• 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

-23.5% since first listed

12 events — show timeline

• 2026-03-09 Price Changed $65,000 GTAR
• 2026-03-09 Price Changed $65,000 LAAR
• 2025-12-09 Price Changed $72,000 GTAR
• 2025-12-09 Price Changed $72,000 LAAR
• 2025-12-01 Price Changed $76,500 GTAR
• 2025-12-01 Price Changed $76,500 LAAR
• 2025-09-13 Listed $85,000 LAAR
• 2025-09-13 Listed $85,000 GTAR
• 2024-04-29 Sold (Public Records) — Public Records
• 2016-03-23 Sold (Public Records) — Public Records
• 2007-09-27 Sold (Public Records) — Public Records
• 2001-03-30 Sold (Public Records) — Public Records

Property tax history

+9.7%/yr

Latest (2025): $1,007 · +29.0% YoY. Source: county tax records.