5810 Fm-1769 · Loving, TX 76450

$56,500

3 bd · 2.0 ba · 1,920 sqft · Manufactured · 30 Days on market

Built 1990 2.46 ac lot Est $56k · at est.

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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 +6.8/15.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Country Living Fixer-Upper. Sitting on 2.46 acres, this mobile needs some (ok. .. maybe a lot) of TLC to bring it back to life! The house has two living areas - a living room and den that share a see through brick mantled fireplace. All three of the bedrooms are good sized. The master bedroom has a ensuite bathroom; the other two bedrooms share a hallway bath. The kitchen opens to the dining area. There is a deck to a side entry and a deck on the back of the house. Includes a large storage container and a small metal building.

Key facts

• Small metal building
• Two living areas
• 2.46 acre lot

Tags

• TWO LIVING AREAS
• KITCHEN OPENS TO DINING AREA
• DECK ON BACK OF HOUSE
• LARGE STORAGE CONTAINER
• SMALL METAL BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $56k.

Deal economics

• At list price, monthly cash flow is $768 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $56k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Graham ISD (town): math 50% / reading 42% proficiency, ranked #252 of 826 in TX (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Graham El (math 47% / reading 44%, grade D-, #1,112 of 4,322 statewide, top 26%, 1,050 students, 64% FRL) — zoned schools average 64% FRL vs 47% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 187 active listings in the ZIP; 5 units permitted in Young County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $391 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Young County population projected to shrink 7% 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Recommended offer $55,652 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.54% ✓
• Cap rate: 22.61%
• Cash-on-cash: 58.27%
• DSCR: 3.59
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $55,680
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5810 Fm-1769	0.00mi	3/2.0	1,920 (0%)	1mo	$56,500	$29	99

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: 56.8%
• Equity multiple: 3.51×
• Total profit: $39,775
• Equity at exit: $8,424

10-year hold

• IRR: 61.8%
• Equity multiple: 7.17×
• Total profit: $97,658
• Equity at exit: $4,885

Cash invested: $15,820 (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 76450

• Home prices YoY: -24.0%
• Active inventory: 187
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,435 medium
• Mortgage (P&I): −$296
• Tax from tax record: −$46 /mo · $552/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $768

Break-even live

Break-even rent $463

Max offer price $56,500

Occupancy floor 41%

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: $14,125
• Closing costs: $1,695
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-03-07
   status Pending
2. 2026-02-04
   listed $56,500 Active

ⓘ 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: $552 · $46/mo
• Projected year-2 tax: $1,034 · $86/mo
• Expected delta: +$482/yr (+$40/mo · 87.4%)

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

Taxation est. · year 1

• Rental income: $17,225
• − Mortgage interest: −$3,165
• − Property taxes: −$552
• − Insurance: −$282
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$1,644
• Taxable income: $8,826
• Est. tax owed @ 24.0%: −$2,118
• After-tax cash flow: $7,100/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: Graham ISD
• NCES district ID: 4821360
• Math proficiency: 50% ▲ 7.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $46,314
• Composite: 39.16/100
• National rank: #4030
• State rank: #252 of 826 in TX

Livability — Loving

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 12,890

Population outlook (Young County) Hauer SSP2

• Today (2025): 17,860 people
• By 2030: 17,620 · -1.3%
• By 2040: 17,054 · -4.5%
• By 2050: 16,551 · -7.3%
• By 2075: 15,667 · -12.3%
• By 2100: 14,066 · -21.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 21% Two or more races 10% Black 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 3%
• Common ancestry: Slovak 3% Italian 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 15%

Political lean MEDSL · Young

• 2024 margin: Solid R (+76.2) · D 11.6% · R 87.8%
• 2008→2024 swing: -12.8pp toward R · 2008: -63.5pp · 2024: -76.2pp
• All cycles: 2024: R+76.2 2020: R+73.8 2016: R+74.6 2012: R+71.5 2008: R+63.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.82%
• Current HPI: 198.6373
• 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

2 events — show timeline

• 2026-03-07 Pending — NTREIS
• 2026-02-04 Listed $56,500 NTREIS