Lot 4 and 5 Joe Johnson · Emhouse, TX 75110

$95,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 113 Days on market

Built 2004 Fair condition 7,492 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +2.6/5.0
• Condition / age +2.2/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained 2004 mobile home situated on a spacious double lot in a charming small town setting. Offering the perfect blend of comfort, space, and peaceful living, this property provides room to breathe both inside and out. Amazing! Your own home for less than 100K take this opportunity, this won't last long. Contact your agent and make this your home now. The mobile house has no services connected. Priced accordingly Buyer will need to install a septic tank and connect all the services. The price and lot size is for the 2 lots together. The mobile home is located in the right side lot, the space between the mobile home and the neighbor is the other lot. Buyer and buyer's agent to verify all this information. Property can be sold separate, just the mobile home or just the land. Price for the land without the mobile home is 45,000.00

Key facts

• 7,492 sq ft lot
• Built 2004
• Listed 112 days

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#1,481 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: employment D+, schools F, amenities F.
• Blooming Grove ISD (rural): math 39% / reading 43% proficiency, ranked #366 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.5%/yr); 270 active listings in the ZIP; 522 units permitted in Navarro County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Navarro County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.54% ✓
• Cap rate: 12.61%
• Cash-on-cash: 22.55%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.46×
• Total profit: $12,171
• Equity at exit: $14,165

10-year hold

• IRR: 18.4%
• Equity multiple: 2.32×
• Total profit: $35,101
• Equity at exit: $8,214

Cash invested: $26,600 (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 75110

• Rents YoY: -1.5%
• Active inventory: 270
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,464 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $500

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 61%

Sensitivity live

Price	-10% $565	-5% $533	+0% $500	+5% $467	+10% $434
Rent	-10% $384	-5% $442	+0% $500	+5% $558	+10% $615
Rate	-1.0pp $548	-0.5pp $524	base $500	+0.5pp $475	+1.0pp $450

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $95,000 Active 113 DOM
2. 2026-06-18
   days on market $95,000 Active 110 DOM
3. 2026-06-17
   days on market $95,000 Active 109 DOM
4. 2026-06-16
   days on market $95,000 Active 108 DOM
5. 2026-06-15
   days on market $95,000 Active 107 DOM
6. 2026-06-13
   days on market $95,000 Active 105 DOM
7. 2026-06-13
   days on market $95,000 Active 104 DOM
8. 2026-06-09
   days on market $95,000 Active 101 DOM
9. 2026-06-08
   days on market $95,000 Active 100 DOM
10. 2026-06-07
    days on market $95,000 Active 99 DOM
11. 2026-06-04
    days on market $95,000 Active 96 DOM
12. 2026-06-03
    days on market $95,000 Active 95 DOM
13. 2026-06-02
    days on market $95,000 Active 94 DOM
14. 2026-06-01
    days on market $95,000 Active 93 DOM
15. 2026-05-31
    days on market $95,000 Active 92 DOM
16. 2026-02-28
    listed $95,000 Active 865-char remark

    Show marketing remark (865 chars)

    Welcome to this well-maintained 2004 mobile home situated on a spacious double lot in a charming small town setting. Offering the perfect blend of comfort, space, and peaceful living, this property provides room to breathe both inside and out. Amazing! Your own home for less than 100K take this opportunity, this won't last long. Contact your agent and make this your home now. The mobile house has no services connected. Priced accordingly Buyer will need to install a septic tank and connect all the services. The price and lot size is for the 2 lots together. The mobile home is located in the right side lot, the space between the mobile home and the neighbor is the other lot. Buyer and buyer's agent to verify all this information. Property can be sold separate, just the mobile home or just the land. Price for the land without the mobile home is 45,000.00

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,565
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$2,764
• Taxable income: $4,769
• Est. tax owed @ 24.0%: −$1,145
• After-tax cash flow: $4,853/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab

This 2004 mobile home is in fair condition with some visible wear and tear. It requires moderate repairs and maintenance to improve its appearance and functionality, making it more attractive for both resale and rental.

Repairs flagged

• Minor Kitchen countertops and appliances — Updating countertops and appliances will improve the kitchen's appearance and functionality.
• Minor Bathroom cleaning — Cleaning the shower/tub and toilet will improve the bathroom's appearance and functionality.
• Minor Exterior siding cleaning — Cleaning the exterior siding will improve the home's curb appeal.
• Minor Carpet cleaning — Cleaning the carpet in the bedrooms will improve the home's appearance and functionality.
• Minor Interior wall touch-ups — Touching up the paint in the living areas and bedrooms will improve the home's appearance.
• Minor Window cleaning — Cleaning the windows will improve the home's appearance and functionality.
• Minor Landscaping maintenance — Maintaining the landscaping will improve the home's curb appeal and overall appearance.

Value-add opportunities

• Both Kitchen countertops and appliances — Updating countertops and appliances will improve the kitchen's appearance and functionality, making it more attractive for both resale and rental.
• Both Bathroom cleaning — Cleaning the shower/tub and toilet will improve the bathroom's appearance and functionality, making it more attractive for both resale and rental.
• Both Exterior siding cleaning — Cleaning the exterior siding will improve the home's curb appeal, making it more attractive for both resale and rental.
• Both Carpet cleaning — Cleaning the carpet in the bedrooms will improve the home's appearance and functionality, making it more attractive for both resale and rental.
• Both Interior wall touch-ups — Touching up the paint in the living areas and bedrooms will improve the home's appearance and functionality, making it more attractive for both resale and rental.
• Both Window cleaning — Cleaning the windows will improve the home's appearance and functionality, making it more attractive for both resale and rental.
• Both Landscaping maintenance — Maintaining the landscaping will improve the home's curb appeal and overall appearance, making it more attractive for both resale and rental.
• Both HVAC system cleaning — Cleaning the HVAC system will improve the home's functionality and energy efficiency, making it more attractive for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops and appliances · Updating countertops and appliances will improve the kitchen's appearance and functionality.	Minor	$500–3,000
Bathroom cleaning · Cleaning the shower/tub and toilet will improve the bathroom's appearance and functionality.	Minor	$500–3,000
Exterior siding cleaning · Cleaning the exterior siding will improve the home's curb appeal.	Minor	$500–3,000
Carpet cleaning · Cleaning the carpet in the bedrooms will improve the home's appearance and functionality.	Minor	$500–3,000
Interior wall touch-ups · Touching up the paint in the living areas and bedrooms will improve the home's appearance.	Minor	$500–3,000
Window cleaning · Cleaning the windows will improve the home's appearance and functionality.	Minor	$500–3,000
Landscaping maintenance · Maintaining the landscaping will improve the home's curb appeal and overall appearance.	Minor	$500–3,000
Total estimated repair cost · 7 items		$3,500–21,000

Value-add ROI direction

• Both Kitchen countertops and appliances — Updating countertops and appliances will improve the kitchen's appearance and functionality, making it more attractive for both resale and rental. ↑
• Both Bathroom cleaning — Cleaning the shower/tub and toilet will improve the bathroom's appearance and functionality, making it more attractive for both resale and rental. ↑
• Both Exterior siding cleaning — Cleaning the exterior siding will improve the home's curb appeal, making it more attractive for both resale and rental. ↑
• Both Carpet cleaning — Cleaning the carpet in the bedrooms will improve the home's appearance and functionality, making it more attractive for both resale and rental. ↑
• Both Interior wall touch-ups — Touching up the paint in the living areas and bedrooms will improve the home's appearance and functionality, making it more attractive for both resale and rental. ↑
• Both Window cleaning — Cleaning the windows will improve the home's appearance and functionality, making it more attractive for both resale and rental. ↑
• Both Landscaping maintenance — Maintaining the landscaping will improve the home's curb appeal and overall appearance, making it more attractive for both resale and rental. ↑
• Both HVAC system cleaning — Cleaning the HVAC system will improve the home's functionality and energy efficiency, making it more attractive for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Blooming Grove ISD
• NCES district ID: 4810470
• Math proficiency: 39% ▬ 0.00%
• Reading proficiency: 43% ▲ 6.00%
• Median HH income: $48,446
• Composite: 35.16/100
• National rank: #5004
• State rank: #366 of 826 in TX

Livability — Emhouse

• Score: 51/100
• State rank: #1481
• US rank: #25398

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Emhouse, TX
• County: Navarro County · 31,552 people
• City population: 31,552
• Metro: Corsicana, TX
• Population (ZIP): 31,552
• Household income: $57,370
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 663.0

Population outlook (Navarro County) Hauer SSP2

• Today (2025): 48,397 people
• By 2030: 48,096 · -0.6%
• By 2040: 47,394 · -2.1%
• By 2050: 46,541 · -3.8%
• By 2075: 44,940 · -7.1%
• By 2100: 42,288 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 41% Hispanic / Latino 37% Two or more races 16% Black 13% Pacific Islander 2% Asian 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Lithuanian 2% Slovak 1% Romanian 1%
• Foreign-born: 17% · Canada
• Languages at home: 68% English-only · Spanish 29% Other Asian/Pacific 2%

Political lean MEDSL · Navarro

• 2024 margin: Solid R (+51.8) · D 23.7% · R 75.6%
• 2008→2024 swing: -18.7pp toward R · 2008: -33.1pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+45.5 2016: R+48.8 2012: R+42.4 2008: R+33.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -248.01%
• Current HPI: 224.5566
• Rent YoY: ▼ -1.47%
• Metro: Corsicana, TX
• 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

• 2026-02-28 Listed $95,000 NTREIS