149 Brookwood Ct · East Mountain, TX 75645

$187,850

4 bd · 2.0 ba · 2,310 sqft · Manufactured public records · 88 Days on market

Built 2021 Good condition 2.30 ac lot ↓ 29% 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 +10.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

HUD owned property. Case #511-310437. HUD properties are sold As-Is. Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. Set on 2.3 acres at the end of a quiet cul-de-sac, this newer manufactured home offers a peaceful setting in the desirable Gilmer ISD. Built in 2021, the home features four bedrooms and two bathrooms with an open layout designed for comfortable living. The kitchen provides generous cabinet space, upgraded vent hood, and a center island that works well for everyday meals or hosting. The primary bedroom includes a private bath and walk in closet, while the additional bedrooms offer flexibility for guests or a home office. Outside, a covered deck overlooks the expansive property, and a nice detached garage adds extra storage and utility. Enjoy the privacy of country style living with the convenience of nearby town amenities.

Key facts

• Upgraded vent hood
• Private bath
• 2.3 acres

Tags

• 2.3 ACRES
• GENEROUS CABINET SPACE
• UPGRADED VENT HOOD
• CENTER ISLAND
• PRIVATE BATH
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $188k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (11.4% below list).
• Recommended offer: $166k (11.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#522 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Gilmer ISD (town): math 44% / reading 38% proficiency, ranked #372 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 182 active listings in the ZIP; 34 units permitted in Upshur County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Upshur County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $33k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 49% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,434 (11.4% 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. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 2.83×
• Total profit: $96,102
• Equity at exit: $169,230

10-year hold

• IRR: 20.3%
• Equity multiple: 6.48×
• Total profit: $288,152
• Equity at exit: $364,951

Cash invested: $52,598 (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 75645

• Home prices YoY: 12.7%
• Active inventory: 182
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,664 medium
• Mortgage (P&I): −$985
• Tax from tax record: −$350 /mo · $4,205/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-99

Break-even live

Break-even rent $1,790

Max offer price $170,370

Occupancy floor —

Sensitivity live

Price	-10% $7	-5% $-46	+0% $-99	+5% $-152	+10% $-205
Rent	-10% $-230	-5% $-165	+0% $-99	+5% $-33	+10% $33
Rate	-1.0pp $-4	-0.5pp $-51	base $-99	+0.5pp $-148	+1.0pp $-197

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: $46,962
• Closing costs: $5,636
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-01
   statusdays on market $187,850 Pending 88 DOM
2. 2026-05-31
   days on market $187,850 Active 87 DOM
3. 2026-05-30
   days on market $187,850 Active 86 DOM
4. 2026-05-13
   status Active 913-char remark

   Show marketing remark (913 chars)

   HUD owned property. Case #511-310437. HUD properties are sold As-Is. Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. Set on 2.3 acres at the end of a quiet cul-de-sac, this newer manufactured home offers a peaceful setting in the desirable Gilmer ISD. Built in 2021, the home features four bedrooms and two bathrooms with an open layout designed for comfortable living. The kitchen provides generous cabinet space, upgraded vent hood, and a center island that works well for everyday meals or hosting. The primary bedroom includes a private bath and walk in closet, while the additional bedrooms offer flexibility for guests or a home office. Outside, a covered deck overlooks the expansive property, and a nice detached garage adds extra storage and utility. Enjoy the privacy of country style living with the convenience of nearby town amenities.

5. 2026-05-13
   price $187,850 913-char remark

   Show marketing remark (913 chars)

   HUD owned property. Case #511-310437. HUD properties are sold As-Is. Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. Set on 2.3 acres at the end of a quiet cul-de-sac, this newer manufactured home offers a peaceful setting in the desirable Gilmer ISD. Built in 2021, the home features four bedrooms and two bathrooms with an open layout designed for comfortable living. The kitchen provides generous cabinet space, upgraded vent hood, and a center island that works well for everyday meals or hosting. The primary bedroom includes a private bath and walk in closet, while the additional bedrooms offer flexibility for guests or a home office. Outside, a covered deck overlooks the expansive property, and a nice detached garage adds extra storage and utility. Enjoy the privacy of country style living with the convenience of nearby town amenities.

6. 2026-03-23
   status Pending 913-char remark

   Show marketing remark (913 chars)

   HUD owned property. Case #511-310437. HUD properties are sold As-Is. Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. Set on 2.3 acres at the end of a quiet cul-de-sac, this newer manufactured home offers a peaceful setting in the desirable Gilmer ISD. Built in 2021, the home features four bedrooms and two bathrooms with an open layout designed for comfortable living. The kitchen provides generous cabinet space, upgraded vent hood, and a center island that works well for everyday meals or hosting. The primary bedroom includes a private bath and walk in closet, while the additional bedrooms offer flexibility for guests or a home office. Outside, a covered deck overlooks the expansive property, and a nice detached garage adds extra storage and utility. Enjoy the privacy of country style living with the convenience of nearby town amenities.

7. 2026-01-13
   listed $221,000 Active 913-char remark

   Show marketing remark (913 chars)

   HUD owned property. Case #511-310437. HUD properties are sold As-Is. Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. Set on 2.3 acres at the end of a quiet cul-de-sac, this newer manufactured home offers a peaceful setting in the desirable Gilmer ISD. Built in 2021, the home features four bedrooms and two bathrooms with an open layout designed for comfortable living. The kitchen provides generous cabinet space, upgraded vent hood, and a center island that works well for everyday meals or hosting. The primary bedroom includes a private bath and walk in closet, while the additional bedrooms offer flexibility for guests or a home office. Outside, a covered deck overlooks the expansive property, and a nice detached garage adds extra storage and utility. Enjoy the privacy of country style living with the convenience of nearby town amenities.

8. 2025-12-16
   soldstatus
9. 2025-04-01
   status Active
10. 2025-02-20
    price $239,900
11. 2025-01-24
    price $250,000
12. 2024-12-09
    listed $263,000 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: $4,205 · $350/mo
• Projected year-2 tax: $4,205 · $350/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 49% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,972
• − Mortgage interest: −$10,523
• − Property taxes: −$4,205
• − Insurance: −$939
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$5,465
• Taxable loss: −$4,355
• Est. tax savings @ 24.0%: +$1,045
• After-tax cash flow: $-142/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This newer manufactured home in East Mountain, TX, offers a good condition with new finishes and a peaceful setting. It's ready for move-in and can be enhanced with minor updates for increased value.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Install new light fixtures — Modern light fixtures improve lighting and aesthetics
• Both Add decorative molding — Molding adds visual interest and enhances the home's curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install new light fixtures — Modern light fixtures improve lighting and aesthetics ↑
• Both Add decorative molding — Molding adds visual interest and enhances the home's curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Gilmer ISD
• NCES district ID: 4820700
• Math proficiency: 44% ▼ -8.00%
• Reading proficiency: 38% ▼ -3.00%
• Median HH income: $46,724
• Composite: 35.04/100
• National rank: #5038
• State rank: #372 of 826 in TX

Livability — East Mountain

• Score: 67/100
• State rank: #522
• US rank: #10263

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,511

Population outlook (Upshur County) Hauer SSP2

• Today (2025): 42,771 people
• By 2030: 43,788 · +2.4%
• By 2040: 45,574 · +6.6%
• By 2050: 46,683 · +9.1%
• By 2075: 49,137 · +14.9%
• By 2100: 47,457 · +11.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 6% Black 4%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 0%

Political lean MEDSL · Upshur

• 2024 margin: Solid R (+71.0) · D 14.2% · R 85.2%
• 2008→2024 swing: -22.0pp toward R · 2008: -49.0pp · 2024: -71.0pp
• All cycles: 2024: R+71.0 2020: R+68.5 2016: R+68.0 2012: R+59.8 2008: R+49.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 35.93%
• Current HPI: 319.83
• 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

-28.6% since first listed

9 events — show timeline

• 2026-05-13 Relisted — LAAR
• 2026-05-13 Price Changed $187,850 LAAR
• 2026-03-23 Pending — LAAR
• 2026-01-13 Listed $221,000 LAAR
• 2025-12-16 Sold (Public Records) — Public Records
• 2025-04-01 Relisted — LAAR
• 2025-02-20 Price Changed $239,900 LAAR
• 2025-01-24 Price Changed $250,000 LAAR
• 2024-12-09 Listed $263,000 LAAR

Property tax history

+64.0%/yr

Latest (2025): $4,205 · -9.0% YoY. Source: county tax records.