1190 Cr 3260 · Colmesneil, TX 75938

$154,900

4 bd · 2.0 ba · 924 sqft · Manufactured public records · 107 Days on market

Built 1992 1.53 ac lot $168/sqft · 80% above area Est $188k · 18% under ↓ 14% 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).

• ARV discount +15.0/15.0
• Appreciation +6.9/10.0
• Cash flow +6.3/30.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0

Listing remarks MLS

4/2 Doublewide on 1.535 Acre(s) – Recently Renovated & Move-In Ready! Must Sell! All offers considered. If interested, come drive by the house. The property is just east of town, offering the perfect blend of quiet country living and modern upgrades. From the new roof and kitchen to the wide-open living space inside this property, it is dialed in from top to bottom and ready for immediate move-in. Highlights include new HVAC, so you literally freeze in your living room in August. New flooring, Fresh interior/ exterior paint, and modern recessed lighting throughout. Updated master bathroom, including large format tiles on tub surround, and morning coffee on the porch. It's different out here on your 1.5-acre lot with room to roam, entertain, or expand-no HOA, just fresh air and freedom. Move in without lifting a finger. Price to sell, don't wait.

Key facts

• New kitchen
• New hvac
• New flooring

Tags

• DOUBLEWIDE MANUFACTURED HOME
• 1.5 ACRES
• NEW KITCHEN
• NEW HVAC
• NEW FLOORING
• NEW COMPOSITION ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $-278 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (26.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (35.2% below list).
• Recommended offer: $100k (35.2% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 1.8% in Colmesneil — 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 60/100 on livability (#1,035 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment D+, crime F.
• Colmesneil ISD (rural): math 43% / reading 44% proficiency, ranked #319 of 826 in TX (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 73 active listings in the ZIP; 5 units permitted in Tyler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.9% local appreciation)).
• Tyler County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,326 (35.2% 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 107 days. Have you received any prior offers? Is the seller open to a 35% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.65% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.69%
• DSCR: 0.66
• GRM: 12.9

CMA / ARV

• ARV (median comp): $187,826
• List price: $154,900
• Delta: -17.53%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

3.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.19×
• Total profit: $8,207
• Equity at exit: $77,343

10-year hold

• IRR: 6.3%
• Equity multiple: 2.05×
• Total profit: $45,449
• Equity at exit: $125,558

Cash invested: $43,372 (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 75938

• Home prices YoY: 2.4%
• Active inventory: 73
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,003 medium
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $-278

Break-even live

Break-even rent $1,355

Max offer price $114,687

Occupancy floor —

Sensitivity live

Price	-10% $-171	-5% $-224	+0% $-278	+5% $-331	+10% $-385
Rent	-10% $-357	-5% $-318	+0% $-278	+5% $-238	+10% $-199
Rate	-1.0pp $-200	-0.5pp $-239	base $-278	+0.5pp $-318	+1.0pp $-359

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $154,900 Active 107 DOM
2. 2026-06-17
   days on market $154,900 Active 106 DOM
3. 2026-06-16
   days on market $154,900 Active 105 DOM
4. 2026-06-15
   days on market $154,900 Active 104 DOM
5. 2026-06-14
   days on market $154,900 Active 102 DOM
6. 2026-06-13
   days on market $154,900 Active 101 DOM
7. 2026-06-10
   days on market $154,900 Active 99 DOM
8. 2026-06-09
   days on market $154,900 Active 98 DOM
9. 2026-06-08
   days on market $154,900 Active 97 DOM
10. 2026-06-07
    days on market $154,900 Active 96 DOM
11. 2026-06-03
    days on market $154,900 Active 92 DOM
12. 2026-06-02
    days on market $154,900 Active 91 DOM
13. 2026-06-01
    days on market $154,900 Active 90 DOM
14. 2026-05-31
    days on market $154,900 Active 89 DOM
15. 2026-05-31
    days on market $154,900 Active 88 DOM
16. 2026-04-26
    price $154,900 875-char remark

    Show marketing remark (875 chars)

    4/2 Doublewide on 1.535 Acre(s) – Recently Renovated & Move-In Ready! Must Sell! All offers considered. If interested, come drive by the house. The property is just east of town, offering the perfect blend of quiet country living and modern upgrades. From the new roof and kitchen to the wide-open living space inside this property, it is dialed in from top to bottom and ready for immediate move-in. Highlights include new HVAC, so you literally freeze in your living room in August. New flooring, Fresh interior/ exterior paint, and modern recessed lighting throughout. Updated master bathroom, including large format tiles on tub surround, and morning coffee on the porch. It's different out here on your 1.5-acre lot with room to roam, entertain, or expand-no HOA, just fresh air and freedom. Move in without lifting a finger. Price to sell, don't wait.

17. 2026-03-03
    listed $159,900 Active 875-char remark

    Show marketing remark (875 chars)

    4/2 Doublewide on 1.535 Acre(s) – Recently Renovated & Move-In Ready! Must Sell! All offers considered. If interested, come drive by the house. The property is just east of town, offering the perfect blend of quiet country living and modern upgrades. From the new roof and kitchen to the wide-open living space inside this property, it is dialed in from top to bottom and ready for immediate move-in. Highlights include new HVAC, so you literally freeze in your living room in August. New flooring, Fresh interior/ exterior paint, and modern recessed lighting throughout. Updated master bathroom, including large format tiles on tub surround, and morning coffee on the porch. It's different out here on your 1.5-acre lot with room to roam, entertain, or expand-no HOA, just fresh air and freedom. Move in without lifting a finger. Price to sell, don't wait.

18. 2025-12-01
    status Pending
19. 2025-12-01
    historical
20. 2025-08-22
    price $164,900
21. 2025-07-31
    listed $179,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $12,039
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$963
• − Management: −$963
• − Depreciation: −$4,506
• Taxable loss: −$6,168
• Est. tax savings @ 24.0%: +$1,480
• After-tax cash flow: $-1,854/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: Colmesneil ISD
• NCES district ID: 4814600
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $40,332
• Composite: 36.48/100
• National rank: #4658
• State rank: #319 of 826 in TX

Livability — Colmesneil

• Score: 60/100
• State rank: #1035
• US rank: #18471

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,456

Population outlook (Tyler County) Hauer SSP2

• Today (2025): 20,375 people
• By 2030: 20,036 · -1.7%
• By 2040: 19,150 · -6.0%
• By 2050: 18,017 · -11.6%
• By 2075: 15,300 · -24.9%
• By 2100: 11,702 · -42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 4% Black 2%
• Common ancestry: Lithuanian 4% Slovak 3% Serbian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Tyler

• 2024 margin: Solid R (+73.5) · D 13.0% · R 86.5%
• 2008→2024 swing: -29.5pp toward R · 2008: -44.0pp · 2024: -73.5pp
• All cycles: 2024: R+73.5 2020: R+70.3 2016: R+67.2 2012: R+55.5 2008: R+44.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.87%
• Current HPI: 165.3438
• 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

-13.9% since first listed

6 events — show timeline

• 2026-04-26 Price Changed $154,900 HARMLS
• 2026-03-03 Listed $159,900 HARMLS
• 2025-12-01 Pending — HARMLS
• 2025-12-01 Listing Removed — HARMLS
• 2025-08-22 Price Changed $164,900 HARMLS
• 2025-07-31 Listed $179,900 HARMLS

Property tax history

-7.5%/yr

Latest (2023): $59 · -10.0% YoY. Source: county tax records.