180 An County Road 2227 · Palestine, TX 75861

$129,900

3 bd · 2.0 ba · 1,400 sqft · Manufactured public records · 6 Days on market

Built 1985 2.00 ac lot

---

Why this score? — see what drove the C- 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 +17.4/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• DSCR +5.4/10.0
• Schools +5.4/10.0
• 1% rule +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Situated on approximately 2 acres in Tennessee Colony, this 3-bd, 2-ba home offers peaceful country living with plenty of outdoor space. The home features approximately 1,400 sq ft with central heat and air, wood flooring, a wood-burning fireplace with decorative tile surround, and a remodeled kitchen with granite countertops, wood cabinetry, and stainless steel appliances. Additional features include a metal roof, double-pane windows, covered parking-carport, open deck space, mature oak trees, and an above-ground pool. Septic system was recently inspected and cleaned. Conveniently located within Cayuga ISD while offering a quiet rural setting outside city limits.

Key facts

• Metal roof
• Remodeled kitchen
• Granite countertops

Tags

• REMODELED KITCHEN
• GRANITE COUNTERTOPS
• WOOD CABINETRY
• STAINLESS STEEL APPLIANCES
• METAL ROOF
• DOUBLE-PANE WINDOWS

Property features AI

Finance

• Other: Listing status: Active; Possession at closing/funding; Listing terms: Exclusive agency
• Financial info: Acceptable financing: Cash, Conventional, FHA; No second mortgage reported
• HOA & community: No homeowners association

Exterior

• Parking: Detached covered carport; Two carport spaces (covered)
• Utilities: City water; Septic system; Asphalt access; No municipal utility district
• Home design: Mobile home (single-story); One level; Property type: Residential
• Construction: Metal roof; Slab foundation; Built in 1985
• Exterior features: Covered porch; Covered deck; In-ground pool; Landscaped grounds; Approximately 2 acres

Interior

• Kitchen: Kitchen (level 1) — 11 x 13; Washer listed among appliances
• Bedrooms: Primary bedroom (level 1) — 14 x 15; Bedroom (level 1) — 10 x 11; Bedroom (level 1) — 10 x 10
• Flooring: Carpet
• Bathrooms: Two full bathrooms (both level 1) — approx. 8 x 10 and 5 x 8
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Vaulted ceilings; Cable TV available; Seven rooms total; One living area
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/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 $120k (7.9% below list).
• Recommended offer: $120k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.9% in Palestine — 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 66/100 on livability (#657 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D, amenities F.
• Cayuga ISD (rural): math 66% / reading 62% proficiency, ranked #44 of 826 in TX (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Cayuga El (math 72% / reading 67%, grade A-, #146 of 4,322 statewide, top 4%, 257 students, 55% FRL) — zoned schools average 55% FRL vs 31% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 24 active listings in the ZIP; 29 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($898 loan paydown + $4k appreciation (2.9% local appreciation)).
• Anderson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,664 (7.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.92% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.18%
• DSCR: 1.14
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.57×
• Total profit: $20,742
• Equity at exit: $57,313

10-year hold

• IRR: 12.5%
• Equity multiple: 2.83×
• Total profit: $66,531
• Equity at exit: $87,484

Cash invested: $36,372 (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 75861

• Home prices YoY: 2.7%
• Active inventory: 24
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,197 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$114 /mo · $1,364/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $96

Break-even live

Break-even rent $1,075

Max offer price $129,900

Occupancy floor 87%

Sensitivity live

Price	-10% $170	-5% $133	+0% $96	+5% $60	+10% $23
Rent	-10% $2	-5% $49	+0% $96	+5% $144	+10% $191
Rate	-1.0pp $162	-0.5pp $129	base $96	+0.5pp $63	+1.0pp $28

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-01
   statusdays on market $129,900 Pending 6 DOM
2. 2026-05-31
   days on market $129,900 Active 5 DOM
3. 2026-05-30
   days on market $129,900 Active 4 DOM
4. 2026-05-26
   listed $129,900 Active
5. 2007-03-23
   soldstatus

ⓘ 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: $1,364 · $114/mo
• Projected year-2 tax: $2,377 · $198/mo
• Expected delta: +$1,013/yr (+$84/mo · 74.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $14,360
• − Mortgage interest: −$7,276
• − Property taxes: −$1,364
• − Insurance: −$650
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$3,779
• Taxable loss: −$1,007
• Est. tax savings @ 24.0%: +$242
• After-tax cash flow: $1,398/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: Cayuga ISD
• NCES district ID: 4813200
• Math proficiency: 66% ▼ -4.00%
• Reading proficiency: 62% ▲ 3.00%
• Median HH income: $46,640
• Composite: 54.1/100
• National rank: #1387
• State rank: #44 of 826 in TX

Livability — Palestine

• Score: 66/100
• State rank: #657
• US rank: #12357

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 17,531
• Population (ZIP): 1,225

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 56,663 people
• By 2030: 57,373 · +1.3%
• By 2040: 58,960 · +4.1%
• By 2050: 59,073 · +4.3%
• By 2075: 53,737 · -5.2%
• By 2100: 42,516 · -25.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 63% Two or more races 24% Black 11% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 7% Slovak 1%
• Foreign-born: 2% · Philippines
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+61.8) · D 18.8% · R 80.6%
• 2008→2024 swing: -18.3pp toward R · 2008: -43.5pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+58.0 2016: R+58.1 2012: R+52.2 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.85%
• Current HPI: 106.7631
• 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

2 events — show timeline

• 2026-05-26 Listed $129,900 NTREIS
• 2007-03-23 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,364 · -2.4% YoY. Source: county tax records.