24087 FM 15 · Troup, TX 75789

$199,900

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 17 Days on market

Built 2002 1.90 ac lot

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Why this score? — see what drove the D- 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 +12.7/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Log cabin home for sale in Troup, TX on 1.9 unrestricted acres with no HOA, a rare opportunity for buyers ready to move quickly and add personal touches over time. The sellers remodeled most of the inside, plumbing, light fixtures, cabinetry, This 3 bedroom, 2 bathroom log cabin style residence offers 1,400 square feet of single level living with the kind of elbow room that neighborhood lots simply can't deliver. The open floor plan makes the square footage feel larger, and the log construction brings warmth and character that new builds don't replicate. Situated outside city limits, the property offers space for outdoor projects, animals, gardening, or simply room to breathe, with no deed restrictions limiting what you do with the land. The 1.9-acre lot is manageable in size without feeling cramped, making it a strong fit for buyers downsizing from a larger property who still want acreage, or buyers moving out of a subdivision in search of privacy and outdoor space. The sellers are motivated and pricing reflects it, this home is ready for a buyer who wants to move fast and make it their own. Cash buyers and buyers with flexible financing welcome. Troup Independent School District. Located in Smith County near Troup, TX, approximately 25 minutes from Tyler and the shopping, dining, and medical services of East Texas' regional hub.

Key facts

• Open floor plan
• Log cabin home
• Remodeled inside

Tags

• LOG CABIN HOME
• UNRESTRICTED ACRES
• NO HOA
• REMODELED INSIDE
• OPEN FLOOR PLAN
• LOG CONSTRUCTION

Property features AI

Finance

• Financial info: Listing available for Cash and Conventional financing
• HOA & community: No association (no HOA)

Exterior

• Parking: Detached carport; 1 covered space; 1 carport space
• Utilities: Aerobic septic; Rural water district (public water not indicated); Not in a municipal utility district
• Home design: Single family residence; Single-story; Property is attached
• Construction: Built in 2002
• Exterior features: Approximately 1.9-acre lot; Rural setting; directions available

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven
• Bedrooms: 3 bedrooms; Primary bedroom on level 1 with walk-in closet and separate shower (approx. 18 x 16)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Natural woodwork; Fireplace with electric insert; One living area; One dining area; One level (single story)
• Laundry & utility: Stacked washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $-22 ($-262/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (26.9% below list).
• Recommended offer: $146k (26.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#503 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Troup ISD (rural): math 52% / reading 56% proficiency, ranked #128 of 826 in TX (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Troup El (math 50% / reading 55%, grade C-, #720 of 4,322 statewide, top 17%, 520 students, 58% FRL); Troup Middle (math 52% / reading 52%, grade C+, #301 of 1,662 statewide, top 19%, 248 students, 56% FRL); Troup H S (math 62% / reading 67%, grade B-, #199 of 1,632 statewide, top 14%, 319 students, 46% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 211 active listings in the ZIP; 595 units permitted in Smith County in 2024 (45 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 $6k of value loss. Plan a longer hold.
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 5 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, 72% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,146 (26.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.73% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 11.4

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: -17.1%
• Equity multiple: 0.39×
• Total profit: $-33,885
• Equity at exit: $29,806

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-31,716
• Equity at exit: $17,284

Cash invested: $55,972 (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 75789

• Home prices YoY: -15.9%
• Active inventory: 211
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,461 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$45 /mo · $537/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-22

Break-even live

Break-even rent $1,489

Max offer price $196,049

Occupancy floor 96%

Sensitivity live

Price	-10% $91	-5% $35	+0% $-22	+5% $-78	+10% $-135
Rent	-10% $-137	-5% $-80	+0% $-22	+5% $36	+10% $94
Rate	-1.0pp $79	-0.5pp $29	base $-22	+0.5pp $-74	+1.0pp $-126

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $199,900 Active 17 DOM
2. 2026-06-21
   days on market $199,900 Active 16 DOM
3. 2026-06-18
   days on market $199,900 Active 14 DOM
4. 2026-06-17
   days on market $199,900 Active 13 DOM
5. 2026-06-16
   days on market $199,900 Active 12 DOM
6. 2026-06-15
   days on market $199,900 Active 11 DOM
7. 2026-06-15
   days on market $199,900 Active 10 DOM
8. 2026-06-13
   days on market $199,900 Active 9 DOM
9. 2026-06-12
   days on market $199,900 Active 8 DOM
10. 2026-06-09
    days on market $199,900 Active 5 DOM
11. 2026-06-08
    days on market $199,900 Active 4 DOM
12. 2026-06-08
    days on market $199,900 Active 3 DOM
13. 2026-06-03
    days on market $199,900 Active 2 DOM
14. 2026-06-02
    remarks 699-char remark
15. 2026-06-02
    listed $199,900 Active 1 DOM

ⓘ 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: $537 · $45/mo
• Projected year-2 tax: $3,658 · $305/mo
• Expected delta: +$3,121/yr (+$260/mo · 581.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $17,538
• − Mortgage interest: −$11,198
• − Property taxes: −$537
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$5,815
• Taxable loss: −$3,818
• Est. tax savings @ 24.0%: +$916
• After-tax cash flow: $655/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: Troup ISD
• NCES district ID: 4843230
• Math proficiency: 52% ▼ -6.00%
• Reading proficiency: 56% ▲ 1.00%
• Median HH income: $45,280
• Composite: 45.64/100
• National rank: #2585
• State rank: #128 of 826 in TX

Livability — Troup

• Score: 68/100
• State rank: #503
• US rank: #9973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,332

Population outlook (Smith County) Hauer SSP2

• Today (2025): 248,890 people
• By 2030: 261,665 · +5.1%
• By 2040: 286,114 · +15.0%
• By 2050: 308,006 · +23.8%
• By 2075: 354,171 · +42.3%
• By 2100: 372,828 · +49.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Black 11% Two or more races 7%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 2% Slovak 1% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -5.6pp toward R · 2008: -39.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.4 2016: R+43.9 2012: R+46.9 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.00%
• Current HPI: 226.8341
• 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

+17.6% since first listed

12 events — show timeline

• 2026-06-01 Listed $199,900 GTAR
• 2026-06-01 Listed $199,900 NTREIS
• 2024-06-28 Sold (MLS) — GTAR
• 2024-05-20 Price Changed $105,000 GTAR
• 2024-05-07 Price Changed $125,000 GTAR
• 2024-03-25 Price Changed $162,000 GTAR
• 2024-02-18 Price Changed $171,000 GTAR
• 2024-01-14 Listed $180,000 GTAR
• 2023-11-29 Price Changed $165,000 LAAR
• 2023-11-29 Price Changed $165,000 GTAR
• 2023-11-07 Listed $170,000 LAAR
• 2023-11-03 Listed $170,000 GTAR

Property tax history

+0.5%/yr

Latest (2024): $537 · -1.8% YoY. Source: county tax records.