24050 Fm 95n · Garrison, TX 75946

$125,000

3 bd · 2.0 ba · 2,090 sqft · Manufactured public records · 175 Days on market

Built 1994 0.67 ac lot ↓ 4% 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 +16.7/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• DSCR +5.2/10.0
• 1% rule +4.0/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well-maintained 3 bedroom, 2-bath mobile home in Garrison offering a spacious living room plus an additional playroom, office or dining room. Large kitchen with breakfast area provides plenty of room for daily living and entertaining. The property features an expansive front porch, fenced yard, circle drive and covered parking. Conveniently located just minutes from town and Garrison ISD school.

Key facts

• Fenced yard
• Circle drive
• Large kitchen

Tags

• SPACIOUS LIVING ROOM
• LARGE KITCHEN
• BREAKFAST AREA
• EXPANSIVE FRONT PORCH
• FENCED YARD
• CIRCLE DRIVE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $77 ($925/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 $112k (10.5% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#745 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Garrison ISD (rural): math 47% / reading 48% proficiency, ranked #233 of 826 in TX (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 71 active listings in the ZIP; 35 units permitted in Nacogdoches County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($864 loan paydown + $6k appreciation (5.1% local appreciation)).
• At projected returns (5.1% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.90% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.64%
• DSCR: 1.12
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.3%
• Equity multiple: 1.98×
• Total profit: $34,154
• Equity at exit: $71,317

10-year hold

• IRR: 15.8%
• Equity multiple: 3.82×
• Total profit: $98,784
• Equity at exit: $123,482

Cash invested: $35,000 (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 75946

• Home prices YoY: 3.1%
• Active inventory: 71
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,119 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$99 /mo · $1,190/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $77

Break-even live

Break-even rent $1,021

Max offer price $125,000

Occupancy floor 88%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $125,000 Active 175 DOM
2. 2026-06-18
   days on market $125,000 Active 174 DOM
3. 2026-06-17
   days on market $125,000 Active 173 DOM
4. 2026-06-16
   days on market $125,000 Active 172 DOM
5. 2026-06-16
   price $125,000 Active 171 DOM
6. 2026-06-15
   days on market $135,000 Active 171 DOM
7. 2026-06-14
   days on market $135,000 Active 169 DOM
8. 2026-06-12
   days on market $135,000 Active 168 DOM
9. 2026-06-09
   days on market $135,000 Active 165 DOM
10. 2026-06-08
    days on market $135,000 Active 164 DOM
11. 2026-06-07
    days on market $135,000 Active 163 DOM
12. 2026-06-03
    days on market $135,000 Active 159 DOM
13. 2026-06-02
    days on market $135,000 Active 158 DOM
14. 2026-06-01
    days on market $135,000 Active 157 DOM
15. 2026-05-31
    days on market $135,000 Active 156 DOM
16. 2026-05-30
    days on market $135,000 Active 155 DOM
17. 2026-02-25
    price $135,000 398-char remark

    Show marketing remark (398 chars)

    Well-maintained 3 bedroom, 2-bath mobile home in Garrison offering a spacious living room plus an additional playroom, office or dining room. Large kitchen with breakfast area provides plenty of room for daily living and entertaining. The property features an expansive front porch, fenced yard, circle drive and covered parking. Conveniently located just minutes from town and Garrison ISD school.

18. 2026-01-29
    price $137,500 398-char remark

    Show marketing remark (398 chars)

    Well-maintained 3 bedroom, 2-bath mobile home in Garrison offering a spacious living room plus an additional playroom, office or dining room. Large kitchen with breakfast area provides plenty of room for daily living and entertaining. The property features an expansive front porch, fenced yard, circle drive and covered parking. Conveniently located just minutes from town and Garrison ISD school.

19. 2025-12-26
    listed $140,000 Active 398-char remark

    Show marketing remark (398 chars)

    Well-maintained 3 bedroom, 2-bath mobile home in Garrison offering a spacious living room plus an additional playroom, office or dining room. Large kitchen with breakfast area provides plenty of room for daily living and entertaining. The property features an expansive front porch, fenced yard, circle drive and covered parking. Conveniently located just minutes from town and Garrison ISD school.

20. 2017-08-30
    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: $1,190 · $99/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$1,097/yr (+$91/mo · 92.2%)

ⓘ 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 ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,426
• − Mortgage interest: −$7,002
• − Property taxes: −$1,190
• − Insurance: −$625
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$3,636
• Taxable loss: −$1,176
• Est. tax savings @ 24.0%: +$282
• After-tax cash flow: $1,207/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: Garrison ISD
• NCES district ID: 4820400
• Math proficiency: 47% ▼ -3.00%
• Reading proficiency: 48% ▲ 1.00%
• Median HH income: $43,414
• Composite: 40.09/100
• National rank: #3808
• State rank: #233 of 826 in TX

Livability — Garrison

• Score: 64/100
• State rank: #745
• US rank: #13767

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): 3,536

Population outlook (Nacogdoches County) Hauer SSP2

• Today (2025): 66,553 people
• By 2030: 66,920 · +0.6%
• By 2040: 66,833 · +0.4%
• By 2050: 66,462 · -0.1%
• By 2075: 65,710 · -1.3%
• By 2100: 62,321 · -6.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 17% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Italian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Nacogdoches

• 2024 margin: Solid R (+38.8) · D 30.2% · R 69.0%
• 2008→2024 swing: -11.3pp toward R · 2008: -27.5pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+31.3 2016: R+35.4 2012: R+36.2 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.06%
• Current HPI: 169.019
• 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

-3.6% since first listed

4 events — show timeline

• 2026-02-25 Price Changed $135,000 Deep East Texas MLS
• 2026-01-29 Price Changed $137,500 Deep East Texas MLS
• 2025-12-26 Listed $140,000 Deep East Texas MLS
• 2017-08-30 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,190 · +24.7% YoY. Source: county tax records.