1207 County Road 3776 · Atlanta, TX 75572

$175,000

3 bd · 2.0 ba · 2,106 sqft · Manufactured public records · 23 Days on market

Built 1995 6.94 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 +9.2/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

3/2 Triple wide mobile home on almost 7 wooded acres . 30 X 40 shop with 10,000 lb car lift. Deep well

Key facts

• Floored shop
• Large back porch
• 6.94 acre lot

Tags

• LARGE BACK PORCH
• FLOORED SHOP
• SEPARATE ELECTRIC METER
• LOCATED OUTSIDE QUEEN CITY

Property features AI

Exterior

• Utilities: Propane
• Home design: Manufactured home; Residential property
• Exterior features: Sloped lot; Workshop (other structure)

Interior

• Kitchen: Includes dishwasher and refrigerator
• Bedrooms: Total rooms: 5
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Dishwasher; Refrigerator; Electric water heater; Wood-burning fireplace (1)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (26.0% below list).
• Recommended offer: $130k (26.0% below list) — sets the bar for 1% rule.

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.
• Queen City ISD (rural): math 39% / reading 45% proficiency, ranked #355 of 826 in TX (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 12 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $6k appreciation (3.7% local appreciation)).
• Cass County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.
• Current owner paid $118k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,501 (26.0% 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. 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?
4. 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?
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: 0.74% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.20%
• DSCR: 0.86
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.39×
• Total profit: $19,184
• Equity at exit: $85,541

10-year hold

• IRR: 9.1%
• Equity multiple: 2.47×
• Total profit: $72,224
• Equity at exit: $137,426

Cash invested: $49,000 (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 75572

• Home prices YoY: 2.6%
• Active inventory: 65
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$163 /mo · $1,958/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $-131

Break-even live

Break-even rent $1,460

Max offer price $151,911

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $175,000 Active 23 DOM
2. 2026-06-18
   days on market $175,000 Active 22 DOM
3. 2026-06-17
   days on market $175,000 Active 21 DOM
4. 2026-06-16
   days on market $175,000 Active 20 DOM
5. 2026-06-15
   days on market $175,000 Active 19 DOM
6. 2026-06-14
   days on market $175,000 Active 17 DOM
7. 2026-06-13
   days on market $175,000 Active 16 DOM
8. 2026-06-10
   days on market $175,000 Active 14 DOM
9. 2026-06-09
   days on market $175,000 Active 13 DOM
10. 2026-06-08
    days on market $175,000 Active 12 DOM
11. 2026-06-07
    days on market $175,000 Active 11 DOM
12. 2026-06-03
    days on market $175,000 Active 7 DOM
13. 2026-06-02
    days on market $175,000 Active 6 DOM
14. 2026-06-01
    days on market $175,000 Active 5 DOM
15. 2026-05-31
    days on market $175,000 Active 4 DOM
16. 2026-05-30
    days on market $175,000 Active 3 DOM
17. 2026-05-28
    listed $175,000 Active
18. 2021-03-16
    historical 102-char remark

    Show marketing remark (102 chars)

    3/2 Triple wide mobile home on almost 7 wooded acres . 30 X 40 shop with 10,000 lb car lift. Deep well

19. 2021-03-15
    soldstatus $118,000 Sold 102-char remark

    Show marketing remark (102 chars)

    3/2 Triple wide mobile home on almost 7 wooded acres . 30 X 40 shop with 10,000 lb car lift. Deep well

20. 2021-03-15
    soldstatus 102-char remark

    Show marketing remark (102 chars)

    3/2 Triple wide mobile home on almost 7 wooded acres . 30 X 40 shop with 10,000 lb car lift. Deep well

21. 2021-01-25
    listed $135,000 Active 102-char remark

    Show marketing remark (102 chars)

    3/2 Triple wide mobile home on almost 7 wooded acres . 30 X 40 shop with 10,000 lb car lift. Deep well

22. 2021-01-25
    listed $135,000 102-char remark

    Show marketing remark (102 chars)

    3/2 Triple wide mobile home on almost 7 wooded acres . 30 X 40 shop with 10,000 lb car lift. Deep well

23. 2011-11-17
    soldstatus
24. 2005-03-28
    soldstatus
25. 2005-03-28
    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: $1,958 · $163/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$1,245/yr (+$104/mo · 63.6%)

ⓘ 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 6/10 Major 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $15,540
• − Mortgage interest: −$9,803
• − Property taxes: −$1,958
• − Insurance: −$875
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$5,091
• Taxable loss: −$4,672
• Est. tax savings @ 24.0%: +$1,121
• After-tax cash flow: $-447/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: Queen City ISD
• NCES district ID: 4836210
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $43,663
• Composite: 35.53/100
• National rank: #4908
• State rank: #355 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): 2,942

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 (80%)
• Race & ethnicity: White 80% Black 16% Two or more races 3%
• Common ancestry: Serbian 1% Slovak 1% Iranian 1%
• Foreign-born: 2%
• Languages at home: 93% English-only · German/W. Germanic 6% Arabic 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: ▲ 3.69%
• Current HPI: 143.673
• 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

+29.6% since first listed

9 events — show timeline

• 2026-05-28 Listed $175,000 LAAR
• 2021-03-16 Listing Removed — CARMLS
• 2021-03-15 Sold (MLS) — TBOR
• 2021-03-15 Sold (MLS) $118,000 CARMLS
• 2021-01-25 Listed $135,000 TBOR
• 2021-01-25 Listed $135,000 CARMLS
• 2011-11-17 Sold (Public Records) — Public Records
• 2005-03-28 Sold (Public Records) — Public Records
• 2005-03-28 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,958 · -2.7% YoY. Source: county tax records.