543 Birch St · Maud, TX 75567

$85,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 127 Days on market

Built 1998 0.90 ac lot ↓ 21% since listing

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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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious Singlewide Home on Nearly 1-Acre Double Lot – 543 Birch St. , Maud, TX Welcome to this charming and spacious singlewide manufactured home, perfectly situated on a rare double city lot totaling approximately 0.9 acres in Maud, TX. Offering room for work, play, and entertaining, this home is designed for comfort and versatility. Step inside to an oversized living room that flows into a bright breakfast area and a spacious kitchen featuring ample storage, a convenient butler's area, a refrigerator, electric oven, and a recently replaced dishwasher. The home boasts 3 bedrooms and 2 bathrooms, with the third bedroom currently used as an art and workspace—the sellers will convey 2 freezers with the home. The primary bedroom includes a newer walk-in shower, providing a private retreat. Enjoy the Texas outdoors from the nice covered front porch or the huge covered back porch, perfect for relaxing or entertaining. The detached 2-car carport, fenced yard, 2 storage buildings, and a home for your chickens add practicality and charm to this property. The additional lot offers potential for future development, as it has city services and could be divided. Other features include all-electric utilities, city water and public sewer, central heat and air, and a designated utility room. This property combines space, convenience, and versatility—a true gem for anyone seeking country living with city accessibility.

Key facts

• Butler's area
• Spacious kitchen
• Newer walk-in shower

Tags

• DOUBLE CITY LOT
• OVERSIZED LIVING ROOM
• BRIGHT BREAKFAST AREA
• SPACIOUS KITCHEN
• BUTLER'S AREA
• NEWER WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $290 ($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: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#810 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B; Watch: employment D+, amenities F, commute F.
• Maud ISD (rural): math 54% / reading 57% proficiency, ranked #111 of 826 in TX (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 39 active listings in the ZIP; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($75k) 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: major wind risk, 27% chance of damaging wind over 30y; major 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.62%
• DSCR: 1.65
• GRM: 6.5

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: 21.2%
• Equity multiple: 2.21×
• Total profit: $28,711
• Equity at exit: $38,220

10-year hold

• IRR: 22.3%
• Equity multiple: 4.21×
• Total profit: $76,341
• Equity at exit: $58,901

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 75567

• Active inventory: 39
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,082 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$83 /mo · $1,001/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $290

Break-even live

Break-even rent $715

Max offer price $85,000

Occupancy floor 68%

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 21 events

1. 2026-06-18
   days on market $85,000 Active 127 DOM
2. 2026-06-17
   days on market $85,000 Active 126 DOM
3. 2026-06-16
   days on market $85,000 Active 125 DOM
4. 2026-06-15
   days on market $85,000 Active 124 DOM
5. 2026-06-15
   days on market $85,000 Active 123 DOM
6. 2026-06-13
   days on market $85,000 Active 122 DOM
7. 2026-06-12
   days on market $85,000 Active 121 DOM
8. 2026-06-10
   days on market $85,000 Active 118 DOM
9. 2026-06-08
   days on market $85,000 Active 117 DOM
10. 2026-06-08
    days on market $85,000 Active 116 DOM
11. 2026-06-05
    days on market $85,000 Active 114 DOM
12. 2026-06-03
    days on market $85,000 Active 112 DOM
13. 2026-06-02
    days on market $85,000 Active 111 DOM
14. 2026-06-01
    days on market $85,000 Active 110 DOM
15. 2026-05-31
    days on market $85,000 Active 109 DOM
16. 2026-03-17
    status Pending 1445-char remark

    Show marketing remark (1445 chars)

    Spacious Singlewide Home on Nearly 1-Acre Double Lot – 543 Birch St. , Maud, TX Welcome to this charming and spacious singlewide manufactured home, perfectly situated on a rare double city lot totaling approximately 0.9 acres in Maud, TX. Offering room for work, play, and entertaining, this home is designed for comfort and versatility. Step inside to an oversized living room that flows into a bright breakfast area and a spacious kitchen featuring ample storage, a convenient butler's area, a refrigerator, electric oven, and a recently replaced dishwasher. The home boasts 3 bedrooms and 2 bathrooms, with the third bedroom currently used as an art and workspace—the sellers will convey 2 freezers with the home. The primary bedroom includes a newer walk-in shower, providing a private retreat. Enjoy the Texas outdoors from the nice covered front porch or the huge covered back porch, perfect for relaxing or entertaining. The detached 2-car carport, fenced yard, 2 storage buildings, and a home for your chickens add practicality and charm to this property. The additional lot offers potential for future development, as it has city services and could be divided. Other features include all-electric utilities, city water and public sewer, central heat and air, and a designated utility room. This property combines space, convenience, and versatility—a true gem for anyone seeking country living with city accessibility.

17. 2026-02-11
    listed $85,000 Active 1445-char remark

    Show marketing remark (1445 chars)

    Spacious Singlewide Home on Nearly 1-Acre Double Lot – 543 Birch St. , Maud, TX Welcome to this charming and spacious singlewide manufactured home, perfectly situated on a rare double city lot totaling approximately 0.9 acres in Maud, TX. Offering room for work, play, and entertaining, this home is designed for comfort and versatility. Step inside to an oversized living room that flows into a bright breakfast area and a spacious kitchen featuring ample storage, a convenient butler's area, a refrigerator, electric oven, and a recently replaced dishwasher. The home boasts 3 bedrooms and 2 bathrooms, with the third bedroom currently used as an art and workspace—the sellers will convey 2 freezers with the home. The primary bedroom includes a newer walk-in shower, providing a private retreat. Enjoy the Texas outdoors from the nice covered front porch or the huge covered back porch, perfect for relaxing or entertaining. The detached 2-car carport, fenced yard, 2 storage buildings, and a home for your chickens add practicality and charm to this property. The additional lot offers potential for future development, as it has city services and could be divided. Other features include all-electric utilities, city water and public sewer, central heat and air, and a designated utility room. This property combines space, convenience, and versatility—a true gem for anyone seeking country living with city accessibility.

18. 2026-02-05
    listed $85,000 New Listing 1081-char remark

    Show marketing remark (1081 chars)

    Spacious Singlewide Home on Nearly 1-Acre Double Lot – 543 Birch St. , Maud, TX Welcome to this charming and spacious singlewide manufactured home, perfectly situated on a rare double city lot totaling approximately 0.9 acres in Maud, TX. Offering room for work, play, and entertaining, this home is designed for comfort and versatility. Step inside to an oversized living room that flows into a bright breakfast area and a spacious kitchen featuring ample storage, a convenient butler’s area, a refrigerator, electric oven, and a recently replaced dishwasher. The home boasts 3 bedrooms and 2 bathrooms, with the third bedroom currently used as an art and workspace—the sellers will convey 2 freezers with the home. The primary bedroom includes a newer walk-in shower, providing a private retreat. Enjoy the Texas outdoors from the nice covered front porch or the huge covered back porch, perfect for relaxing or entertaining. The detached 2-car carport, fenced yard, 2 storage buildings, and a home for your chickens add practicality and charm to this property.

19. 2025-10-25
    price $95,000
20. 2025-10-08
    price $100,000
21. 2025-08-26
    price $108,000

ⓘ 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: $1,001 · $83/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$554/yr (+$46/mo · 55.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,981
• − Mortgage interest: −$4,761
• − Property taxes: −$1,001
• − Insurance: −$425
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$2,473
• Taxable income: $2,244
• Est. tax owed @ 24.0%: −$539
• After-tax cash flow: $2,941/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: Maud ISD
• NCES district ID: 4829460
• Math proficiency: 54% ▲ 8.00%
• Reading proficiency: 57% ▲ 15.00%
• Median HH income: $43,953
• Composite: 46.76/100
• National rank: #2392
• State rank: #111 of 826 in TX

Livability — Maud

• Score: 64/100
• State rank: #810
• US rank: #14739

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: Maud, TX
• Population (ZIP): 3,762

Population outlook (Bowie County) Hauer SSP2

• Today (2025): 94,699 people
• By 2030: 94,824 · +0.1%
• By 2040: 94,870 · +0.2%
• By 2050: 93,686 · -1.1%
• By 2075: 90,082 · -4.9%
• By 2100: 76,579 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 4% Asian 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Italian 1% Iranian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Tagalog/Filipino 1% Korean 1%

Political lean MEDSL · Bowie

• 2024 margin: Solid R (+48.7) · D 25.3% · R 74.0%
• 2008→2024 swing: -10.8pp toward R · 2008: -37.9pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+42.8 2016: R+46.6 2012: R+41.5 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-21.3% since first listed

6 events — show timeline

• 2026-03-17 Pending — TBOR
• 2026-02-11 Listed $85,000 TBOR
• 2026-02-05 Listed $85,000 CARMLS
• 2025-10-25 Price Changed $95,000 TBOR
• 2025-10-08 Price Changed $100,000 TBOR
• 2025-08-26 Price Changed $108,000 TBOR

Property tax history

+3.4%/yr

Latest (2025): $1,001 · +12.0% YoY. Source: county tax records.