151 Daffodil Dr · Milam, TX 75948

$75,000

3 bd · 2.0 ba · 864 sqft · Manufactured public records · 52 Days on market

Built 1988 7,710 sqft lot ↓ 5% 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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.6/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3B / 2B Double-Wide Mobile Home Near Lowe's Creek – Ideal for Lake Lovers. Located just 6.8 miles from the new SRA Park, this 3-bedroom, 2-bath double-wide mobile home is a hidden gem that needs a little TLC to shine. Some areas of the home have already been remodeled, and extra flooring will be left with the property for your convenience. Whether you're looking for a peaceful retreat, a home to make your own, or a camp to enjoy the nearby lake, this property is the perfect canvas for you. The home includes all appliances, so you can move in right away. Outside, you'll find a carport and a separate building that could be transformed into the ultimate man cave or workshop. This is an o

Key facts

• Some areas remodeled
• Carport
• 7,710 sq ft lot

Tags

• DOUBLE-WIDE MOBILE HOME
• 6.8 MILES FROM SRA PARK
• SOME AREAS REMODELED
• EXTRA FLOORING INCLUDED
• INCLUDES ALL APPLIANCES
• CARPORT

Property features AI

Exterior

• Parking: Attached parking
• Home design: Residential mobile home; Located in Lowes Creek Village
• Construction: Vinyl siding
• Exterior features: Metal roof

Interior

• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Carpet flooring; Vinyl flooring; Wood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($796 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 1.9% in Milam — 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 59/100 on livability (#1,169 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A-; Watch: schools F, amenities F, commute F.
• Hemphill ISD (rural): math 37% / reading 41% proficiency, ranked #466 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 235 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Sabine County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 92% 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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: 1.06% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.63%
• DSCR: 1.34
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.7%
• Equity multiple: 0.83×
• Total profit: $-3,654
• Equity at exit: $11,183

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $7,758
• Equity at exit: $6,485

Cash invested: $21,000 (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 75948

• Home prices YoY: -17.7%
• Active inventory: 235
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $796 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$71 /mo · $851/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $133

Break-even live

Break-even rent $627

Max offer price $75,000

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $75,000 Active 52 DOM
2. 2026-06-17
   days on market $75,000 Active 51 DOM
3. 2026-06-16
   days on market $75,000 Active 50 DOM
4. 2026-06-15
   days on market $75,000 Active 49 DOM
5. 2026-06-13
   days on market $75,000 Active 47 DOM
6. 2026-06-12
   days on market $75,000 Active 46 DOM
7. 2026-06-10
   days on market $75,000 Active 43 DOM
8. 2026-06-08
   days on market $75,000 Active 42 DOM
9. 2026-06-08
   days on market $75,000 Active 41 DOM
10. 2026-06-07
    days on market $75,000 Active 40 DOM
11. 2026-06-03
    days on market $75,000 Active 37 DOM
12. 2026-06-02
    days on market $75,000 Active 36 DOM
13. 2026-06-01
    days on market $75,000 Active 35 DOM
14. 2026-05-31
    days on market $75,000 Active 34 DOM
15. 2026-05-14
    price $75,000 835-char remark
16. 2026-01-29
    listed $79,000 Active 835-char remark
17. 2018-03-09
    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: $851 · $71/mo
• Projected year-2 tax: $1,372 · $114/mo
• Expected delta: +$521/yr (+$43/mo · 61.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 92% 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: $9,554
• − Mortgage interest: −$4,201
• − Property taxes: −$851
• − Insurance: −$375
• − Repairs & maintenance: −$764
• − Management: −$764
• − Depreciation: −$2,182
• Taxable income: $416
• Est. tax owed @ 24.0%: −$100
• After-tax cash flow: $1,502/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: Hemphill ISD
• NCES district ID: 4822890
• Math proficiency: 37% ▼ -1.00%
• Reading proficiency: 41% ▲ 4.00%
• Median HH income: $33,330
• Composite: 32.06/100
• National rank: #5821
• State rank: #466 of 826 in TX

Livability — Milam

• Score: 59/100
• State rank: #1169
• US rank: #20453

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,218

Population outlook (Sabine County) Hauer SSP2

• Today (2025): 9,354 people
• By 2030: 8,806 · -5.9%
• By 2040: 7,871 · -15.9%
• By 2050: 7,224 · -22.8%
• By 2075: 6,351 · -32.1%
• By 2100: 5,465 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 7% Black 6% Two or more races 6% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 5% Italian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Vietnamese 2% Spanish 1%

Political lean MEDSL · Sabine

• 2024 margin: Solid R (+78.5) · D 10.6% · R 89.1%
• 2008→2024 swing: -23.7pp toward R · 2008: -54.8pp · 2024: -78.5pp
• All cycles: 2024: R+78.5 2020: R+75.0 2016: R+72.8 2012: R+63.9 2008: R+54.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.26%
• Current HPI: 159.0093
• 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

-5.1% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $75,000 Deep East Texas MLS
• 2026-01-29 Listed $79,000 Deep East Texas MLS
• 2018-03-09 Sold (Public Records) — Public Records

Property tax history

+7.8%/yr

Latest (2025): $851 · +4.8% YoY. Source: county tax records.