365 Wildflower Hill Rd · Kilgore, TX 75662

$85,000

2 bd · 2.0 ba · 952 sqft · Manufactured public records · 35 Days on market

Built 1983 Poor condition

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Why this score? — see what drove the B- 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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Rent growth +4.7/5.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

This 952 square foot mobile / manufactured home has 2 bedrooms and 2.0 bathrooms. This home is located at 365 Wildflower Hill Rd, Kilgore, TX 75662.

Key facts

• Built 1983
• Listed 35 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 3.2% in Kilgore — 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 72/100 on livability (#257 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D+, schools D-.
• Sabine ISD (rural): math 46% / reading 49% proficiency, ranked #210 of 826 in TX (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+8.9%/yr); 283 active listings in the ZIP; 193 units permitted in Gregg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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. 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: 1.26% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.15%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.36×
• Total profit: $8,526
• Equity at exit: $12,674

10-year hold

• IRR: 21.7%
• Equity multiple: 3.30×
• Total profit: $54,703
• Equity at exit: $7,349

Cash invested: $23,800 (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 75662

• Home prices YoY: -16.9%
• Rents YoY: 8.9%
• Active inventory: 283
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,074 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $261

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 71%

Sensitivity live

Price	-10% $320	-5% $290	+0% $261	+5% $231	+10% $202
Rent	-10% $176	-5% $218	+0% $261	+5% $303	+10% $346
Rate	-1.0pp $304	-0.5pp $282	base $261	+0.5pp $239	+1.0pp $216

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-17
   status $85,000 Under Contract 35 DOM
2. 2026-06-16
   days on market $85,000 Active 35 DOM
3. 2026-06-15
   days on market $85,000 Active 34 DOM
4. 2026-06-14
   days on market $85,000 Active 32 DOM
5. 2026-06-13
   days on market $85,000 Active 31 DOM
6. 2026-06-10
   days on market $85,000 Active 29 DOM
7. 2026-06-09
   days on market $85,000 Active 28 DOM
8. 2026-06-08
   days on market $85,000 Active 27 DOM
9. 2026-06-07
   days on market $85,000 Active 26 DOM
10. 2026-06-05
    days on market $85,000 Active 23 DOM
11. 2026-06-02
    days on market $85,000 Active 21 DOM
12. 2026-06-01
    days on market $85,000 Active 20 DOM
13. 2026-05-31
    days on market $85,000 Active 19 DOM
14. 2026-05-30
    days on market $85,000 Active 18 DOM
15. 2026-05-12
    listed $85,000 Active 148-char remark

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

Taxation est. · year 1

• Rental income: $12,884
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$2,473
• Taxable income: $1,889
• Est. tax owed @ 24.0%: −$453
• After-tax cash flow: $2,676/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 · 1 photo

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and updates to its exterior, interior, and systems, significantly impacting its value. Landscaping and structural improvements are crucial for both resale and rental value.

Repairs flagged

• Major siding — Weathered and in need of replacement
• Major roof — Appears old and may need replacement
• Major flooring — Outdated and likely in need of replacement
• Major interior walls/paint — Likely outdated and in need of fresh paint
• Major windows — Likely outdated and may need replacement
• Major foundation/structure — Likely outdated and may need repairs
• Major HVAC/mechanicals — Likely outdated and may need replacement
• Major landscaping — Overgrown vegetation, needs trimming and landscaping

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value
• Both New siding and roof — Improves structural integrity and aesthetic appeal
• Both Interior updates and fresh paint — Enhances interior aesthetics and value
• Both New windows and HVAC — Improves energy efficiency and comfort

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Weathered and in need of replacement	Major	$15,000–50,000
roof · Appears old and may need replacement	Major	$15,000–50,000
flooring · Outdated and likely in need of replacement	Major	$15,000–50,000
interior walls/paint · Likely outdated and in need of fresh paint	Major	$15,000–50,000
windows · Likely outdated and may need replacement	Major	$15,000–50,000
foundation/structure · Likely outdated and may need repairs	Major	$15,000–50,000
HVAC/mechanicals · Likely outdated and may need replacement	Major	$15,000–50,000
landscaping · Overgrown vegetation, needs trimming and landscaping	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑
• Both New siding and roof — Improves structural integrity and aesthetic appeal ↑
• Both Interior updates and fresh paint — Enhances interior aesthetics and value ↑
• Both New windows and HVAC — Improves energy efficiency and comfort ↑

ⓘ 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: Sabine ISD
• NCES district ID: 4838460
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $52,554
• Composite: 40.95/100
• National rank: #3606
• State rank: #210 of 826 in TX

Livability — Kilgore

• Score: 72/100
• State rank: #257
• US rank: #6044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gregg County · 128,826 people
• City population: 25,034
• Metro: Longview, TX
• Population (ZIP): 25,034
• Household income: $70,096
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 486.0

Population outlook (Gregg County) Hauer SSP2

• Today (2025): 125,947 people
• By 2030: 126,542 · +0.5%
• By 2040: 127,311 · +1.1%
• By 2050: 127,289 · +1.1%
• By 2075: 124,954 · -0.8%
• By 2100: 113,737 · -9.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 23% Two or more races 22% Black 11%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 18%

Political lean MEDSL · Gregg

• 2024 margin: Solid R (+42.2) · D 28.5% · R 70.7%
• 2008→2024 swing: -4.6pp toward R · 2008: -37.6pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+36.9 2016: R+41.3 2012: R+39.5 2008: R+37.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.09%
• Current HPI: 247.1337
• Rent YoY: ▲ 8.89%
• Metro: Longview, TX
• 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

2 events — show timeline

• 2026-06-16 Pending — FSBO.com
• 2026-05-12 Listed $85,000 FSBO.com

Property tax history

-0.4%/yr

Latest (2025): $94 · -2.1% YoY. Source: county tax records.