452 Christopher Dr · Bruceville-Eddy, TX 76524

$185,000

4 bd · 2.0 ba · 1,484 sqft · Other · 43 Days on market

Built 1994 0.31 ac lot $125/sqft · 16% above area Est $160k · 16% over

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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 +14.6/30.0
• Appreciation +10.0/10.0
• DSCR +4.5/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.5/15.0

Listing remarks

If you're looking for a house outside city limits, with no restrictions, only 18 minutes to Waco and just a few minutes to Temple and Central Texas, come take a look at this mobile home that sits in approximately . 31 acres. Home has four bedrooms and two full baths, it has been kept in great condition and is constantly being updated by the owners, flooring has been recently updated with a beautiful vinyl plank, kitchen has been updated to fit the washer and dryer. Outside you will find a few tress that give a great amount of shade to enjoy the sitting space with family and friends in the front or backyard, seller will be adding a privacy fence to the backyard for added privacy and comfort.

Key facts

• Fresh coat of paint
• Privacy fence
• Updated kitchen

Tags

• APPROXIMATELY .31 ACRES
• RECENTLY UPDATED FLOORING
• UPDATED KITCHEN
• PRIVACY FENCE
• FRESH COAT OF PAINT

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Gravel parking
• Utilities: Septic; All-weather road
• Home design: Mobile home; One story
• Construction: Built in 1994; Composition roof
• Exterior features: Privacy fencing; Net fencing; Partially wooded lot; All-weather road access; Septic system

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 4 bedrooms (primary bedroom on level 1 with walk-in closet)
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Space heater; Ceiling fan(s); Window unit(s)
• Interior features: Pantry; Walk-in closet(s); One living area; One dining area; Room count: 4; One-level home
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $185k.

Deal economics

• At list price, monthly cash flow is $45 ($535/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 $142k (23.0% below list).
• Recommended offer: $142k (23.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Bruceville-Eddy ISD (rural): math 26% / reading 30% proficiency, ranked #654 of 826 in TX (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Bruceville-Eddy El (115 students, 63% FRL).
• Market conditions: 39 active listings in the ZIP; 1,014 units permitted in McLennan County in 2024 (200 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• McLennan County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% 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 $142,441 (23.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 23% 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. 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?
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: 0.77% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.03%
• DSCR: 1.05
• GRM: 10.8

CMA / ARV

• ARV (median comp): $160,000
• List price: $185,000
• Delta: 15.62%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 3.00×
• Total profit: $103,493
• Equity at exit: $166,663

10-year hold

• IRR: 22.0%
• Equity multiple: 6.84×
• Total profit: $302,340
• Equity at exit: $359,414

Cash invested: $51,800 (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 76524

• Home prices YoY: 6.5%
• Active inventory: 39
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$33 /mo · $402/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $45

Break-even live

Break-even rent $1,368

Max offer price $185,000

Occupancy floor 92%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $185,000 Active 43 DOM
2. 2026-06-17
   days on market $185,000 Active 42 DOM
3. 2026-06-16
   days on market $185,000 Active 41 DOM
4. 2026-06-15
   days on market $185,000 Active 40 DOM
5. 2026-06-14
   days on market $185,000 Active 38 DOM
6. 2026-06-13
   days on market $185,000 Active 37 DOM
7. 2026-06-10
   days on market $185,000 Active 35 DOM
8. 2026-06-09
   days on market $185,000 Active 34 DOM
9. 2026-06-08
   days on market $185,000 Active 33 DOM
10. 2026-06-07
    days on market $185,000 Active 32 DOM
11. 2026-06-03
    days on market $185,000 Active 28 DOM
12. 2026-06-02
    days on market $185,000 Active 27 DOM
13. 2026-06-01
    days on market $185,000 Active 26 DOM
14. 2026-05-31
    days on market $185,000 Active 25 DOM
15. 2026-05-30
    days on market $185,000 Active 24 DOM
16. 2026-05-05
    listed $185,000 Active 807-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: $402 · $33/mo
• Projected year-2 tax: $3,386 · $282/mo
• Expected delta: +$2,984/yr (+$249/mo · 742.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $17,093
• − Mortgage interest: −$10,363
• − Property taxes: −$402
• − Insurance: −$925
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$5,382
• Taxable loss: −$2,714
• Est. tax savings @ 24.0%: +$651
• After-tax cash flow: $1,186/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: Bruceville-Eddy ISD
• NCES district ID: 4811730
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 30% ▼ -7.00%
• Median HH income: $50,064
• Composite: 24.54/100
• National rank: #7645
• State rank: #654 of 826 in TX

Livability — Bruceville-Eddy

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,855

Population outlook (McLennan County) Hauer SSP2

• Today (2025): 264,191 people
• By 2030: 273,578 · +3.6%
• By 2040: 291,506 · +10.3%
• By 2050: 308,044 · +16.6%
• By 2075: 349,648 · +32.3%
• By 2100: 364,779 · +38.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 27% Two or more races 19% Black 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 2% Italian 2% Serbian 1%
• Foreign-born: 10% · Canada
• Languages at home: 85% English-only · Spanish 15%

Political lean MEDSL · McLennan

• 2024 margin: Solid R (+30.9) · D 34.0% · R 64.9% · Other 1.0%
• 2008→2024 swing: -7.0pp toward R · 2008: -23.9pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+23.4 2016: R+27.1 2012: R+29.8 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.26%
• Current HPI: 267.33
• 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

• 2026-05-05 Listed $185,000 NTREIS

Property tax history

-3.1%/yr

Latest (2025): $402 · -4.6% YoY. Source: county tax records.