120 Lcr 632 · Groesbeck, TX 76642

$140,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 43 Days on market

Built 2011 Good condition 1.00 ac lot

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Why this score? — see what drove the D- 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 +12.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Freshly remodeled 3-bedroom, 2-bathroom manufactured home on approximately one acre in Limestone County. Final boundaries to be determined by survey. The primary suite includes a double vanity, garden tub, and separate shower. Dedicated laundry room. Stove, refrigerator, and dishwasher convey. Septic and HVAC both under two years old. Corner lot in a peaceful, quiet rural setting. A blank canvas with no known deed restrictions and room to make it yours.

Key facts

• Double vanity
• Remodeled
• Separate shower

Tags

• REMODELED
• DOUBLE VANITY
• GARDEN TUB
• SEPARATE SHOWER
• DEDICATED LAUNDRY ROOM
• CORNER LOT

Property features AI

Finance

• Other: Approximately 1 acre lot (seller notes 1.0 acre); Parcel: R133991
• Financial info: Listing accepts Cash, Conventional, USDA and VA financing; Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Additional off-street parking
• Utilities: Aerobic septic; Co-op water; Electricity connected; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Preowned (built in 2011); Property is not attached
• Construction: Metal roof; Built in 2011
• Exterior features: Front porch; Cleared vegetation; Will subdivide

Interior

• Kitchen: Eat-in kitchen with breakfast bar, built-in cabinets and pantry; Dishwasher; Electric cooktop; Electric oven; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms; Primary bathroom with dual sinks, garden tub and separate shower (ensuite)
• Heating & cooling: Central heating (electric); Central air; Ceiling fans; Electric heating
• Interior features: Built-in features; Double vanity; Eat-in kitchen; 8 total rooms; One level; One living area; One dining area
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room with built-in cabinets

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-15 ($-180/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (13.9% below list).
• Recommended offer: $121k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 1.6% in Groesbeck — 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 64/100 on livability (#777 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Groesbeck ISD (rural): math 28% / reading 31% proficiency, ranked #634 of 826 in TX (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 122 active listings in the ZIP; 17 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Limestone County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $120,569 (13.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 9.7

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-23,624
• Equity at exit: $20,874

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-21,729
• Equity at exit: $12,105

Cash invested: $39,200 (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 76642

• Home prices YoY: -18.0%
• Active inventory: 122
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-15

Break-even live

Break-even rent $1,225

Max offer price $137,828

Occupancy floor 96%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $140,000 Active 43 DOM
2. 2026-06-17
   days on market $140,000 Active 42 DOM
3. 2026-06-16
   days on market $140,000 Active 41 DOM
4. 2026-06-15
   days on market $140,000 Active 40 DOM
5. 2026-06-13
   days on market $140,000 Active 38 DOM
6. 2026-06-12
   days on market $140,000 Active 37 DOM
7. 2026-06-09
   days on market $140,000 Active 34 DOM
8. 2026-06-08
   days on market $140,000 Active 33 DOM
9. 2026-06-08
   days on market $140,000 Active 32 DOM
10. 2026-06-07
    days on market $140,000 Active 31 DOM
11. 2026-06-03
    days on market $140,000 Active 28 DOM
12. 2026-06-02
    days on market $140,000 Active 27 DOM
13. 2026-06-01
    days on market $140,000 Active 26 DOM
14. 2026-05-31
    days on market $140,000 Active 25 DOM
15. 2026-05-06
    listed $140,000 Active 463-char remark
16. 2025-02-09
    historical $1,250
17. 2025-01-18
    listed $1,250

ⓘ 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: $14,468
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$4,073
• Taxable loss: −$2,562
• Est. tax savings @ 24.0%: +$615
• After-tax cash flow: $435/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 · 12 photos

Good 80/100 Cosmetic rehab

This freshly remodeled 3-bedroom, 2-bathroom manufactured home is in good condition with no major repairs needed. It offers a peaceful rural setting and is ready for immediate occupancy.

Value-add opportunities

• Resale Paint exterior shutters — Fresh paint enhances curb appeal and adds value.
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior shutters — Fresh paint enhances curb appeal and adds value. ↑
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants. ↑

ⓘ 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: Groesbeck ISD
• NCES district ID: 4821810
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 31% ▼ -9.00%
• Median HH income: $44,929
• Composite: 25.3/100
• National rank: #7487
• State rank: #634 of 826 in TX

Livability — Groesbeck

• Score: 64/100
• State rank: #777
• US rank: #14137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,226

Population outlook (Limestone County) Hauer SSP2

• Today (2025): 23,396 people
• By 2030: 23,214 · -0.8%
• By 2040: 22,829 · -2.4%
• By 2050: 22,516 · -3.8%
• By 2075: 22,088 · -5.6%
• By 2100: 20,354 · -13.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Black 22% Hispanic / Latino 16% Two or more races 13% Asian 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 4% Slovak 2% Iranian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 10% Vietnamese 1%

Political lean MEDSL · Limestone

• 2024 margin: Solid R (+56.9) · D 21.2% · R 78.1%
• 2008→2024 swing: -23.4pp toward R · 2008: -33.5pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+50.3 2016: R+52.3 2012: R+40.7 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.70%
• Current HPI: 190.097
• 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

+11100.0% since first listed

3 events — show timeline

• 2026-05-06 Listed $140,000 NTREIS
• 2025-02-09 Rental Removed $1,250 APPFOLIO
• 2025-01-18 Listed for Rent $1,250 APPFOLIO