252 Lcr 421 · Groesbeck, TX 76642

$145,000

3 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 267 Days on market

Built 2010 4.00 ac lot ↓ 3% since listing

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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 +16.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking to escape the hustle and bustle of city life? Welcome to your own slice of country paradise in the quiet town of Groesbeck. This charming mobile home provides plenty of room to stretch out, start a garden, or even add additional structures. Enjoy your mornings or evenings on the large front porch, perfect for relaxing and taking in the peaceful sounds of nature. Whether you're looking for a weekend getaway, a homestead, or a place to slow down and enjoy rural life, this property has endless potential. With open skies, fresh air, and room to roam — it's time to enjoy the simple life in Groesbeck.

Key facts

• Fresh air
• Large front porch
• 4 spacious acres

Tags

• 4 SPACIOUS ACRES
• LARGE FRONT PORCH
• PEACEFUL SOUNDS OF NATURE
• ENDLESS POTENTIAL
• OPEN SKIES
• FRESH AIR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (15.9% below list).
• Recommended offer: $122k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 1.6% in Groesbeck — 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 64/100 on livability (#777 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Groesbeck ISD (rural): math 28% / reading 31% proficiency, ranked #634 of 826 in TX (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 122 active listings in the ZIP; 17 units permitted in Limestone 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.
• Limestone County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $122,017 (15.9% below list)

Questions for the listing agent

1. It's been on market 267 days. Have you received any prior offers? Is the seller open to a 16% 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 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?
5. 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?
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: 0.84% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 9.9

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-17,840
• Equity at exit: $21,620

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-8,417
• Equity at exit: $12,537

Cash invested: $40,600 (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 76642

• Home prices YoY: -18.0%
• Active inventory: 122
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$53 /mo · $640/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $90

Break-even live

Break-even rent $1,107

Max offer price $145,000

Occupancy floor 88%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $145,000 Active 267 DOM
2. 2026-06-17
   days on market $145,000 Active 266 DOM
3. 2026-06-16
   days on market $145,000 Active 265 DOM
4. 2026-06-15
   days on market $145,000 Active 264 DOM
5. 2026-06-13
   days on market $145,000 Active 262 DOM
6. 2026-06-12
   days on market $145,000 Active 261 DOM
7. 2026-06-09
   days on market $145,000 Active 258 DOM
8. 2026-06-08
   days on market $145,000 Active 257 DOM
9. 2026-06-08
   days on market $145,000 Active 256 DOM
10. 2026-06-07
    days on market $145,000 Active 255 DOM
11. 2026-06-03
    days on market $145,000 Active 252 DOM
12. 2026-06-02
    days on market $145,000 Active 251 DOM
13. 2026-06-01
    days on market $145,000 Active 250 DOM
14. 2026-05-31
    days on market $145,000 Active 249 DOM
15. 2025-11-18
    price $145,000 616-char remark

    Show marketing remark (616 chars)

    Looking to escape the hustle and bustle of city life? Welcome to your own slice of country paradise in the quiet town of Groesbeck. This charming mobile home provides plenty of room to stretch out, start a garden, or even add additional structures. Enjoy your mornings or evenings on the large front porch, perfect for relaxing and taking in the peaceful sounds of nature. Whether you're looking for a weekend getaway, a homestead, or a place to slow down and enjoy rural life, this property has endless potential. With open skies, fresh air, and room to roam — it's time to enjoy the simple life in Groesbeck.

16. 2025-11-17
    price $145,000 616-char remark

    Show marketing remark (616 chars)

    Looking to escape the hustle and bustle of city life? Welcome to your own slice of country paradise in the quiet town of Groesbeck. This charming mobile home provides plenty of room to stretch out, start a garden, or even add additional structures. Enjoy your mornings or evenings on the large front porch, perfect for relaxing and taking in the peaceful sounds of nature. Whether you're looking for a weekend getaway, a homestead, or a place to slow down and enjoy rural life, this property has endless potential. With open skies, fresh air, and room to roam — it's time to enjoy the simple life in Groesbeck.

17. 2025-11-17
    price $145,000

    Show marketing remark (616 chars)

    Looking to escape the hustle and bustle of city life? Welcome to your own slice of country paradise in the quiet town of Groesbeck. This charming mobile home provides plenty of room to stretch out, start a garden, or even add additional structures. Enjoy your mornings or evenings on the large front porch, perfect for relaxing and taking in the peaceful sounds of nature. Whether you're looking for a weekend getaway, a homestead, or a place to slow down and enjoy rural life, this property has endless potential. With open skies, fresh air, and room to roam — it's time to enjoy the simple life in Groesbeck.

18. 2025-09-24
    listed $150,000 Active 616-char remark

    Show marketing remark (616 chars)

    Looking to escape the hustle and bustle of city life? Welcome to your own slice of country paradise in the quiet town of Groesbeck. This charming mobile home provides plenty of room to stretch out, start a garden, or even add additional structures. Enjoy your mornings or evenings on the large front porch, perfect for relaxing and taking in the peaceful sounds of nature. Whether you're looking for a weekend getaway, a homestead, or a place to slow down and enjoy rural life, this property has endless potential. With open skies, fresh air, and room to roam — it's time to enjoy the simple life in Groesbeck.

19. 2025-09-24
    listed $150,000 Active 616-char remark

    Show marketing remark (616 chars)

    Looking to escape the hustle and bustle of city life? Welcome to your own slice of country paradise in the quiet town of Groesbeck. This charming mobile home provides plenty of room to stretch out, start a garden, or even add additional structures. Enjoy your mornings or evenings on the large front porch, perfect for relaxing and taking in the peaceful sounds of nature. Whether you're looking for a weekend getaway, a homestead, or a place to slow down and enjoy rural life, this property has endless potential. With open skies, fresh air, and room to roam — it's time to enjoy the simple life in Groesbeck.

20. 2025-09-24
    listed $150,000 Active

    Show marketing remark (616 chars)

    Looking to escape the hustle and bustle of city life? Welcome to your own slice of country paradise in the quiet town of Groesbeck. This charming mobile home provides plenty of room to stretch out, start a garden, or even add additional structures. Enjoy your mornings or evenings on the large front porch, perfect for relaxing and taking in the peaceful sounds of nature. Whether you're looking for a weekend getaway, a homestead, or a place to slow down and enjoy rural life, this property has endless potential. With open skies, fresh air, and room to roam — it's time to enjoy the simple life in Groesbeck.

21. 2006-08-14
    soldstatus
22. 1986-02-05
    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: $640 · $53/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$2,013/yr (+$168/mo · 314.4%)

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

Taxation est. · year 1

• Rental income: $14,642
• − Mortgage interest: −$8,122
• − Property taxes: −$640
• − Insurance: −$725
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$4,218
• Taxable loss: −$1,406
• Est. tax savings @ 24.0%: +$338
• After-tax cash flow: $1,415/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: Groesbeck ISD
• NCES district ID: 4821810
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 31% ▼ -9.00%
• Median HH income: $44,929
• Composite: 25.3/100
• National rank: #7487
• State rank: #634 of 826 in TX

Livability — Groesbeck

• Score: 64/100
• State rank: #777
• US rank: #14137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,226

Population outlook (Limestone County) Hauer SSP2

• Today (2025): 23,396 people
• By 2030: 23,214 · -0.8%
• By 2040: 22,829 · -2.4%
• By 2050: 22,516 · -3.8%
• By 2075: 22,088 · -5.6%
• By 2100: 20,354 · -13.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Black 22% Hispanic / Latino 16% Two or more races 13% Asian 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 4% Slovak 2% Iranian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 10% Vietnamese 1%

Political lean MEDSL · Limestone

• 2024 margin: Solid R (+56.9) · D 21.2% · R 78.1%
• 2008→2024 swing: -23.4pp toward R · 2008: -33.5pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+50.3 2016: R+52.3 2012: R+40.7 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.70%
• Current HPI: 190.097
• 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

-3.3% since first listed

8 events — show timeline

• 2025-11-18 Price Changed $145,000 Unlock MLS
• 2025-11-17 Price Changed $145,000 NTREIS
• 2025-11-17 Price Changed $145,000 CTXMLS
• 2025-09-24 Listed $150,000 CTXMLS
• 2025-09-24 Listed $150,000 NTREIS
• 2025-09-24 Listed $150,000 Unlock MLS
• 2006-08-14 Sold (Public Records) — Public Records
• 1986-02-05 Sold (Public Records) — Public Records

Property tax history

+0.5%/yr

Latest (2025): $640 · +8.7% YoY. Source: county tax records.