1067 Cr 3224 · Center, TX 75935

$115,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 42 Days on market

Built 1995 2.00 ac lot ↓ 13% 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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• Schools +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3/2, 1995 Palm Harbor DWMH, 1680 sq ft, WBFP, Comp Roof, Attached Carport, Storage Bldg, Dbl Portocover, Nice Level 2 acres, Plenty of room and road frontage for additional home or whatever you need/want, lots of potential for this property!

Key facts

• Attached carport
• Road frontage
• Level 2 acres

Tags

• COMP ROOF
• ATTACHED CARPORT
• STORAGE BLDG
• DBL PORTOCOVER
• LEVEL 2 ACRES
• ROAD FRONTAGE

Property features AI

Exterior

• Parking: Attached parking
• Home design: Manufactured home; Residential property
• Construction: Composition roof
• Exterior features: Shed(s)

Interior

• Kitchen: Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Walk-in closet(s); Wood-burning fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (7.6% below list).
• Recommended offer: $106k (7.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#1,271 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Center ISD (town): math 41% / reading 38% proficiency, ranked #448 of 826 in TX (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 105 active listings in the ZIP; 1 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Shelby County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,249 (7.6% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.92% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 9.0

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-10,182
• Equity at exit: $17,147

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $1,912
• Equity at exit: $9,943

Cash invested: $32,200 (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 75935

• Active inventory: 105
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,062 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$55 /mo · $661/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $133

Break-even live

Break-even rent $894

Max offer price $115,000

Occupancy floor 82%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $115,000 Active 42 DOM
2. 2026-06-17
   days on market $115,000 Active 41 DOM
3. 2026-06-16
   days on market $115,000 Active 40 DOM
4. 2026-06-15
   days on market $115,000 Active 39 DOM
5. 2026-06-13
   days on market $115,000 Active 37 DOM
6. 2026-06-12
   days on market $115,000 Active 36 DOM
7. 2026-06-09
   days on market $115,000 Active 33 DOM
8. 2026-06-08
   days on market $115,000 Active 32 DOM
9. 2026-06-08
   days on market $115,000 Active 31 DOM
10. 2026-06-07
    days on market $115,000 Active 30 DOM
11. 2026-06-03
    days on market $115,000 Active 27 DOM
12. 2026-06-02
    days on market $115,000 Active 26 DOM
13. 2026-06-01
    days on market $115,000 Active 25 DOM
14. 2026-05-31
    days on market $115,000 Active 24 DOM
15. 2026-02-25
    listed $132,000 Active 241-char remark

ⓘ 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: $661 · $55/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$1,444/yr (+$120/mo · 218.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $12,750
• − Mortgage interest: −$6,442
• − Property taxes: −$661
• − Insurance: −$575
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$3,345
• Taxable loss: −$313
• Est. tax savings @ 24.0%: +$75
• After-tax cash flow: $1,675/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: Center ISD
• NCES district ID: 4813320
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $35,634
• Composite: 32.73/100
• National rank: #5641
• State rank: #448 of 826 in TX

Livability — Center

• Score: 57/100
• State rank: #1271
• US rank: #22089

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,651

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 25,199 people
• By 2030: 24,986 · -0.8%
• By 2040: 24,646 · -2.2%
• By 2050: 24,144 · -4.2%
• By 2075: 22,328 · -11.4%
• By 2100: 18,734 · -25.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 56% Hispanic / Latino 24% Black 16% Two or more races 5% Native American 2% Pacific Islander 2%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Lithuanian 1%
• Foreign-born: 10% · Canada
• Languages at home: 83% English-only · Spanish 17%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+64.6) · D 17.5% · R 82.1%
• 2008→2024 swing: -20.3pp toward R · 2008: -44.3pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+58.6 2016: R+59.7 2012: R+49.1 2008: R+44.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.76%
• Current HPI: 132.8279
• 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

-12.9% since first listed

2 events — show timeline

• 2026-05-26 Price Changed $115,000 Deep East Texas MLS
• 2026-02-25 Listed $132,000 Deep East Texas MLS

Property tax history

+3.2%/yr

Latest (2025): $661 · +8.0% YoY. Source: county tax records.