602 N Commerce St · Overton, TX 75684

$106,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 29 Days on market

Built 1999 0.60 ac lot $87/sqft · 30% below area Est $151k · 30% under ↓ 12% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Appreciation +5.0/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming 3 bedroom, 2 bathroom mobile home is perfectly situated on a generous half-acre corner lot, offering plenty of space and privacy. Split bedroom arrangement and spacious open concept with eating bar. Other fantastic features include: Half-Acre cleared lot to enjoy outdoor activities, gardening, and ample room to breathe. Covered Patio that is perfect for outdoor dining, relaxing, or entertaining guests in any weather. Storage Buildings with Electricity that are an excellent space for a workshop, hobbies, extra storage, or turning one into a "she-shed" or "man cave. " This property combines comfortable living with fantastic outdoor and storage amenities. Don

Key facts

• Covered patio
• 0.6 acre lot
• Built 1999

Tags

• HALF-ACRE CLEARED LOT
• COVERED PATIO

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Single-story
• Construction: Aluminum/metal roof
• Exterior features: Corner lot; Outbuilding/storage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Breakfast bar; Covered patio/porch

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $106k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $104k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#432 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• Overton ISD (rural): math 31% / reading 32% proficiency, ranked #582 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Overton El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 237 students, 73% FRL); Overton H S (math 32% / reading 27%, grade F, #1,112 of 1,632 statewide, top 70%, 257 students, 66% FRL) — zoned schools average 69% FRL vs 52% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 70 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4 units permitted in Rusk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($733 loan paydown + $3k appreciation (3.0% local appreciation)).
• Rusk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago 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.

Recommended offer $104,410 (1.5% 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. 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.
4. 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.
5. 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: 1.30% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.49%
• DSCR: 1.78
• GRM: 6.4

CMA / ARV

• ARV (median comp): $151,300
• List price: $106,000
• Delta: -29.94%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.9%
• Equity multiple: 2.36×
• Total profit: $40,299
• Equity at exit: $47,662

10-year hold

• IRR: 24.8%
• Equity multiple: 4.53×
• Total profit: $104,817
• Equity at exit: $73,453

Cash invested: $29,680 (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 75684

• Active inventory: 70
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$556
• Tax from tax record: −$54 /mo · $642/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $433

Break-even live

Break-even rent $827

Max offer price $106,000

Occupancy floor 64%

Sensitivity live

Price	-10% $493	-5% $463	+0% $433	+5% $403	+10% $373
Rent	-10% $324	-5% $378	+0% $433	+5% $487	+10% $541
Rate	-1.0pp $486	-0.5pp $460	base $433	+0.5pp $405	+1.0pp $377

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: $26,500
• Closing costs: $3,180
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 E Cottonwood St Overton, TX	2.0	2.0	1210	$1,375	$1.14	21d	1	0.65mi

Listing history 31 events

1. 2026-06-19
   days on market $106,000 Active 29 DOM
2. 2026-06-18
   days on market $106,000 Active 28 DOM
3. 2026-06-17
   days on market $106,000 Active 27 DOM
4. 2026-06-16
   days on market $106,000 Active 26 DOM
5. 2026-06-15
   days on market $106,000 Active 25 DOM
6. 2026-06-14
   days on market $106,000 Active 23 DOM
7. 2026-06-13
   days on market $106,000 Active 22 DOM
8. 2026-06-10
   days on market $106,000 Active 20 DOM
9. 2026-06-09
   days on market $106,000 Active 19 DOM
10. 2026-06-08
    days on market $106,000 Active 18 DOM
11. 2026-06-07
    days on market $106,000 Active 17 DOM
12. 2026-06-03
    days on market $106,000 Active 13 DOM
13. 2026-06-02
    days on market $106,000 Active 12 DOM
14. 2026-06-01
    days on market $106,000 Active 11 DOM
15. 2026-05-31
    statusdays on market $106,000 Active 10 DOM
16. 2026-05-04
    status Pending 808-char remark
17. 2026-04-25
    listed $106,000 Active 808-char remark
18. 2026-04-13
    price $106,000
19. 2026-03-27
    price $107,000
20. 2026-02-14
    price $109,500
21. 2026-02-09
    price $109,500
22. 2025-12-10
    status Active
23. 2025-11-17
    status Pending
24. 2025-10-31
    listed $110,000 Active
25. 2025-10-24
    listed $110,000 Active
26. 2024-03-22
    soldstatus Closed
27. 2024-02-16
    price $85,000
28. 2023-12-12
    price $90,000
29. 2023-11-09
    price $100,000
30. 2023-10-03
    price $110,000
31. 2023-09-12
    listed $120,000 Active

ⓘ 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: $642 · $54/mo
• Projected year-2 tax: $1,940 · $162/mo
• Expected delta: +$1,297/yr (+$108/mo · 202.0%)

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

Taxation est. · year 1

• Rental income: $16,500
• − Mortgage interest: −$5,938
• − Property taxes: −$642
• − Insurance: −$530
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$3,084
• Taxable income: $3,666
• Est. tax owed @ 24.0%: −$880
• After-tax cash flow: $4,312/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: Overton ISD
• NCES district ID: 4833870
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $48,386
• Composite: 27.3/100
• National rank: #7000
• State rank: #582 of 826 in TX

Livability — Overton

• Score: 69/100
• State rank: #432
• US rank: #8906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Overton, TX
• Population (ZIP): 7,655

Population outlook (Rusk County) Hauer SSP2

• Today (2025): 52,498 people
• By 2030: 52,093 · -0.8%
• By 2040: 50,866 · -3.1%
• By 2050: 49,696 · -5.3%
• By 2075: 48,583 · -7.5%
• By 2100: 43,265 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 20% Two or more races 15% Black 11%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Rusk

• 2024 margin: Solid R (+59.4) · D 20.0% · R 79.4%
• 2008→2024 swing: -13.2pp toward R · 2008: -46.3pp · 2024: -59.4pp
• All cycles: 2024: R+59.4 2020: R+55.7 2016: R+56.5 2012: R+51.1 2008: R+46.3

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

-11.7% since first listed

17 events — show timeline

• 2026-05-30 Relisted — GTAR
• 2026-05-04 Pending — GTAR
• 2026-04-25 Listed $106,000 GTAR
• 2026-04-13 Price Changed $106,000 GTAR
• 2026-03-27 Price Changed $107,000 GTAR
• 2026-02-14 Price Changed $109,500 LAAR
• 2026-02-09 Price Changed $109,500 GTAR
• 2025-12-10 Relisted — GTAR
• 2025-11-17 Pending — GTAR
• 2025-10-31 Listed $110,000 LAAR
• 2025-10-24 Listed $110,000 GTAR
• 2024-03-22 Sold (MLS) — LAAR
• 2024-02-16 Price Changed $85,000 LAAR
• 2023-12-12 Price Changed $90,000 LAAR
• 2023-11-09 Price Changed $100,000 LAAR
• 2023-10-03 Price Changed $110,000 LAAR
• 2023-09-12 Listed $120,000 LAAR

Property tax history

+3.4%/yr

Latest (2023): $642 · +45.2% YoY. Source: county tax records.