150 Cr 750

Buna, TX 77612

$45,000B-

2 bd · 2.0 ba · 1,008 sqft · Built — · Manufactured · Active · 37 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,299/mo
• Mortgage (P&I): −$236
• Tax + insurance: −$75
• HOA: −$0
• Vac / Maint / Mgmt: −$273
• Net cashflow: $716/mo
• Annual: $8,587/yr
• Cap rate: 25.37%
• Cash-on-cash: 68.15%
• DSCR: 4.03
• 1% rule: 2.89%
• Cash to close: $12,600

Investor read

• This is a 2-bed/2.0-bath manufactured listed at $45k. Condition is rated poor.
• 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).
• It's been on market 37 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• 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.
• 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: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Buna El (math 40% / reading 46%, grade F, #1,283 of 4,322 statewide, top 30%, 702 students, 53% FRL); Buna J H (math 31% / reading 41%, grade F, #805 of 1,662 statewide, top 50%, 348 students, 46% FRL); Buna H S (math 62% / reading 47%, grade C-, #379 of 1,632 statewide, top 26%, 427 students, 41% FRL).
• Market conditions: 103 active listings in the ZIP; 45 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• 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.
• 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.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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