150 Cr 750 · Buna, TX 77612

$45,000

2 bd · 2.0 ba · 1,008 sqft · Manufactured · 37 Days on market

Poor condition 2.50 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Secluded and private 2 bedroom, 2 bath singlewide mobile home situated on 2.5 acres across from Buna Bridle Club. This 72x14 home offers approximately 1,008 sq. ft. of living space and features durable metal roofing and metal siding. Plumbing and electrical have been recently updated, and the home includes both front and back porches for enjoying the quiet country setting. Community water and sewer are available. Renovation is currently in progress, giving buyers the opportunity to finish the home to their liking. Owner financing available. Great option for a primary residence, investment property, or peaceful country retreat in the Buna area.

Key facts

• Metal roofing
• Metal siding
• 2.5 acre lot

Tags

• METAL ROOFING
• METAL SIDING
• FRONT AND BACK PORCHES
• RECENTLY UPDATED PLUMBING
• RECENTLY UPDATED ELECTRICAL

Property features AI

Finance

• Financial info: Annual tax approximately $963.13

Exterior

• Home design: Mobile home on its own land; Residential property
• Construction: Mobile home construction
• Exterior features: Property sits on 2.5 acres

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Two full bathrooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $45k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $716 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,216 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-, housing B; Watch: schools D-, amenities F, commute F.
• Buna ISD (rural): math 39% / reading 45% proficiency, ranked #342 of 826 in TX (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 103 active listings in the ZIP; 45 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Jasper County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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. 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: 2.89% ✓
• Cap rate: 25.37%
• Cash-on-cash: 68.15%
• DSCR: 4.03
• GRM: 2.9

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: 67.6%
• Equity multiple: 4.04×
• Total profit: $38,301
• Equity at exit: $6,710

10-year hold

• IRR: 71.7%
• Equity multiple: 8.31×
• Total profit: $92,115
• Equity at exit: $3,891

Cash invested: $12,600 (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 77612

• Home prices YoY: -5.7%
• Active inventory: 103
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $716

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 40%

Sensitivity live

Price	-10% $747	-5% $731	+0% $716	+5% $700	+10% $684
Rent	-10% $613	-5% $664	+0% $716	+5% $767	+10% $818
Rate	-1.0pp $738	-0.5pp $727	base $716	+0.5pp $704	+1.0pp $692

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $45,000 Active 37 DOM
2. 2026-06-18
   days on market $45,000 Active 34 DOM
3. 2026-06-17
   days on market $45,000 Active 33 DOM
4. 2026-06-16
   days on market $45,000 Active 32 DOM
5. 2026-06-15
   days on market $45,000 Active 31 DOM
6. 2026-06-14
   days on market $45,000 Active 29 DOM
7. 2026-06-13
   days on market $45,000 Active 28 DOM
8. 2026-06-10
   days on market $45,000 Active 26 DOM
9. 2026-06-09
   days on market $45,000 Active 25 DOM
10. 2026-06-08
    days on market $45,000 Active 24 DOM
11. 2026-06-07
    days on market $45,000 Active 23 DOM
12. 2026-06-03
    days on market $45,000 Active 19 DOM
13. 2026-06-02
    days on market $45,000 Active 18 DOM
14. 2026-06-01
    days on market $45,000 Active 17 DOM
15. 2026-05-31
    days on market $45,000 Active 16 DOM
16. 2026-05-30
    days on market $45,000 Active 15 DOM
17. 2026-05-15
    listed $45,000 Active 651-char remark

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $15,593
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$1,309
• Taxable income: $8,368
• Est. tax owed @ 24.0%: −$2,008
• After-tax cash flow: $6,578/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

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and updates to its roof, exterior, flooring, interior walls, and bathrooms. Significant investment is needed to bring it up to a livable condition.

Repairs flagged

• Major Metal roof — Rusted and weathered
• Major Metal siding — Peeling and damaged
• Major Hardwood flooring — Damaged and uneven
• Major Interior walls — Paint peeling and walls damaged
• Major Bathrooms — Missing fixtures and in disrepair

Value-add opportunities

• Resale Metal roof replacement — Improves home's appearance and functionality
• Resale Metal siding repair — Enhances home's curb appeal
• Resale Hardwood flooring replacement — Improves home's appearance and functionality
• Resale Interior wall repairs — Enhances home's appearance and functionality
• Resale Bathroom fixtures replacement — Improves home's functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Metal roof · Rusted and weathered	Major	$15,000–50,000
Metal siding · Peeling and damaged	Major	$15,000–50,000
Hardwood flooring · Damaged and uneven	Major	$15,000–50,000
Interior walls · Paint peeling and walls damaged	Major	$15,000–50,000
Bathrooms · Missing fixtures and in disrepair	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale Metal roof replacement — Improves home's appearance and functionality ↑
• Resale Metal siding repair — Enhances home's curb appeal ↑
• Resale Hardwood flooring replacement — Improves home's appearance and functionality ↑
• Resale Interior wall repairs — Enhances home's appearance and functionality ↑
• Resale Bathroom fixtures replacement — Improves home's functionality and appearance ↑

ⓘ 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: Buna ISD
• NCES district ID: 4812090
• Math proficiency: 39% ▼ -7.00%
• Reading proficiency: 45% ▼ -1.00%
• Median HH income: $46,815
• Composite: 35.83/100
• National rank: #4826
• State rank: #342 of 826 in TX

Livability — Buna

• Score: 58/100
• State rank: #1216
• US rank: #21222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buna, TX
• Population (ZIP): 9,152

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 33,986 people
• By 2030: 32,965 · -3.0%
• By 2040: 30,908 · -9.1%
• By 2050: 28,893 · -15.0%
• By 2075: 24,828 · -26.9%
• By 2100: 19,987 · -41.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+66.6) · D 16.5% · R 83.1%
• 2008→2024 swing: -24.6pp toward R · 2008: -42.0pp · 2024: -66.6pp
• All cycles: 2024: R+66.6 2020: R+61.4 2016: R+59.9 2012: R+48.4 2008: R+42.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.14%
• Current HPI: 168.7562
• 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

1 event — show timeline

• 2026-05-15 Listed $45,000 BBOR