320 Reds Pt · South Toledo Bend, TX 71429

$149,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 40 Days on market

Built 2021 0.55 ac lot $155/sqft · 6% above area Est $147k · at est. ↓ 6% since listing

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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 +22.4/30.0
• DSCR +7.2/10.0
• ARV discount +6.9/15.0
• 1% rule +4.7/10.0
• Schools +2.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Escape to the peaceful charm of Toledo Bend with this beautifully maintained 2-bedroom, 2-bath home, just over 4 years old and situated on a little over half an acre. Offering peaceful water views and a relaxing atmosphere, this property is the perfect opportunity for a weekend getaway, fishing retreat, investment property, or full-time lake living. With a functional layout, comfortable living spaces, and plenty of outdoor room to unwind, this property offers both comfort and convenience in a highly desirable area near Toledo Bend. Whether you're searching for a private escape, a camp for fishing weekends, or potential Airbnb income, this property checks all the boxes for easy, low-maintena

Key facts

• Lake living
• Water views
• Outdoor room

Tags

• WATER VIEWS
• OUTDOOR ROOM
• LAKE LIVING
• FISHING RETREAT

Property features AI

Finance

• Other: Approximately 0.55 acre lot; Zoned residential; Directions: Hwy 171 N to Hwy 111 turn left. Continue onto Hwy 392 at stop sign. Right onto Hwy 191. Left onto Pleasure Point Road, right on Reds Point. Sign posted.

Exterior

• Home design: Single-story manufactured home; Residential property
• Construction: Vinyl siding; Composition roof; Built on a single story
• Exterior features: Front porch

Interior

• Bedrooms: 2 full bathrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Central heating; Central air; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/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 $144k (3.4% below list).
• Recommended offer: $144k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 8.3% vs local median 2.4% in South Toledo Bend — 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 53/100 on livability (#1,431 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, housing D, schools F.
• Sabine Parish (rural): math 27% / reading 39% proficiency, ranked #40 of 98 in LA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 49 units permitted in Sabine Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Sabine County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Recommended offer $143,878 (3.4% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 0.97% ✗
• Cap rate: 8.30%
• Cash-on-cash: 7.15%
• DSCR: 1.32
• GRM: 8.6

CMA / ARV

• ARV (median comp): $147,000
• List price: $149,000
• Delta: 1.36%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-8,377
• Equity at exit: $22,216

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $12,828
• Equity at exit: $12,883

Cash invested: $41,720 (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 71429

• Home prices YoY: -29.9%
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$45 /mo · $535/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $249

Break-even live

Break-even rent $1,124

Max offer price $149,000

Occupancy floor 78%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $149,000 Active 40 DOM
2. 2026-06-18
   days on market $149,000 Active 39 DOM
3. 2026-06-17
   days on market $149,000 Active 38 DOM
4. 2026-06-16
   days on market $149,000 Active 37 DOM
5. 2026-06-15
   days on market $149,000 Active 36 DOM
6. 2026-06-14
   days on market $149,000 Active 34 DOM
7. 2026-06-12
   days on market $149,000 Active 33 DOM
8. 2026-06-09
   days on market $149,000 Active 30 DOM
9. 2026-06-09
   price $149,000 Active 29 DOM
10. 2026-06-08
    days on market $159,000 Active 29 DOM
11. 2026-06-07
    days on market $159,000 Active 28 DOM
12. 2026-06-07
    days on market $159,000 Active 27 DOM
13. 2026-06-04
    days on market $159,000 Active 24 DOM
14. 2026-06-02
    days on market $159,000 Active 23 DOM
15. 2026-06-01
    days on market $159,000 Active 22 DOM
16. 2026-05-31
    days on market $159,000 Active 21 DOM
17. 2026-05-31
    days on market $159,000 Active 20 DOM
18. 2026-05-11
    listed $159,000 Active 741-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: $535 · $45/mo
• Projected year-2 tax: $2,727 · $227/mo
• Expected delta: +$2,192/yr (+$183/mo · 409.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,265
• − Mortgage interest: −$8,346
• − Property taxes: −$535
• − Insurance: −$745
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$4,335
• Taxable income: $542
• Est. tax owed @ 24.0%: −$130
• After-tax cash flow: $2,853/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.

Schools (NCES district)

• District: Sabine Parish
• NCES district ID: 2201380
• Math proficiency: 27% ▼ -38.00%
• Reading proficiency: 39% ▼ -35.00%
• Median HH income: $37,017
• Composite: 27.41/100
• National rank: #6970
• State rank: #40 of 98 in LA

Livability — South Toledo Bend

• Score: 53/100
• State rank: #1431
• US rank: #24460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,101

Population outlook (Sabine County) Hauer SSP2

• Today (2025): 23,820 people
• By 2030: 23,505 · -1.3%
• By 2040: 22,885 · -3.9%
• By 2050: 22,235 · -6.7%
• By 2075: 20,257 · -15.0%
• By 2100: 17,348 · -27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 7% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Slovak 1% Iranian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Sabine

• 2024 margin: Solid R (+70.1) · D 14.6% · R 84.7%
• 2008→2024 swing: -18.5pp toward R · 2008: -51.6pp · 2024: -70.1pp
• All cycles: 2024: R+70.1 2020: R+66.5 2016: R+63.1 2012: R+55.1 2008: R+51.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.68%
• Current HPI: 146.6056
• 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

-6.3% since first listed

2 events — show timeline

• 2026-06-09 Price Changed $149,000 GFPAR
• 2026-05-11 Listed $159,000 GFPAR

Property tax history

+21.5%/yr

Latest (2025): $535 · -6.2% YoY. Source: county tax records.