95 Homestead Dr · Rochelle, TX 76872

$110,000

3 bd · 1.0 ba · 938 sqft · Manufactured public records · 28 Days on market

Built 2020 Fair condition 5.19 ac lot

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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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Appreciation +5.0/10.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Escape to the country with this beautiful 5+ acre property offering peaceful views, mature trees, and plenty of room to spread out. The 2020 single-wide home provides a great opportunity for someone looking for affordable country living, an investment property, or a place to make their own with a little TLC. The home features a functional layout and has strong potential with cosmetic updates and cleaning. Outside, you’ll love the scenic setting, open space, and endless possibilities for gardening, animals, recreation, or future improvements. Conveniently located while still offering the privacy and tranquility of rural living.

Key facts

• Open space
• Scenic setting
• 5 acre property

Tags

• 5 ACRE PROPERTY
• MATURE TREES
• SCENIC SETTING
• OPEN SPACE

Property features AI

Finance

• Other: Property type: Residential mobile home; Lot will be subdivided; Lot size about 5.19 acres
• Financial info: Acceptable financing: Cash, Conventional; 1031 Exchange mentioned; Treat as clear loan type
• HOA & community: No association

Exterior

• Parking: Open parking
• Utilities: Rural water district; Septic
• Home design: Residential mobile home; Built in 2020; Not attached to another property
• Construction: Year built 2020
• Exterior features: Acreage lot; Subdivision: The Homestead; Directions: From Placid head North on CR 454. Turn left onto Homestead Dr. The entrance is on your left.

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms (primary bedroom on level 1, approximately 9 x 10)
• Bathrooms: 2 full bathrooms
• Interior features: One-level layout; One living area and one dining area; Other interior features
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $116 ($1k/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 $100k (8.9% below list).
• Recommended offer: $100k (8.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Rochelle ISD (rural): math 50% / reading 40% proficiency, ranked #503 of 1,141 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 2 units permitted in McCulloch County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,248 (8.9% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.91% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.53%
• DSCR: 1.20
• GRM: 9.1

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: 11.7%
• Equity multiple: 1.67×
• Total profit: $20,615
• Equity at exit: $49,461

10-year hold

• IRR: 13.8%
• Equity multiple: 3.04×
• Total profit: $62,983
• Equity at exit: $76,225

Cash invested: $30,800 (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 76872

• Active inventory: 35
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,002 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$53 /mo · $637/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $116

Break-even live

Break-even rent $855

Max offer price $110,000

Occupancy floor 83%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $110,000 Active 28 DOM
2. 2026-06-17
   days on market $110,000 Active 27 DOM
3. 2026-06-16
   days on market $110,000 Active 26 DOM
4. 2026-06-15
   days on market $110,000 Active 25 DOM
5. 2026-06-15
   days on market $110,000 Active 24 DOM
6. 2026-06-13
   days on market $110,000 Active 23 DOM
7. 2026-06-12
   days on market $110,000 Active 22 DOM
8. 2026-06-09
   days on market $110,000 Active 19 DOM
9. 2026-06-08
   days on market $110,000 Active 18 DOM
10. 2026-06-08
    days on market $110,000 Active 17 DOM
11. 2026-06-05
    days on market $110,000 Active 15 DOM
12. 2026-06-03
    days on market $110,000 Active 13 DOM
13. 2026-06-02
    days on market $110,000 Active 12 DOM
14. 2026-06-01
    days on market $110,000 Active 11 DOM
15. 2026-05-31
    days on market $110,000 Active 10 DOM
16. 2026-05-21
    listed $110,000 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: $637 · $53/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$1,376/yr (+$115/mo · 216.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $12,030
• − Mortgage interest: −$6,162
• − Property taxes: −$637
• − Insurance: −$550
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$3,200
• Taxable loss: −$444
• Est. tax savings @ 24.0%: +$106
• After-tax cash flow: $1,501/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

Fair 45/100 Cosmetic rehab

This 5+ acre property offers a mobile home with cosmetic updates needed for a fresh look and improved value.

Repairs flagged

• Major Exterior siding — Weathered and worn
• Major Landscaping — Overgrown grass and debris

Value-add opportunities

• Both Landscaping and exterior painting — Improves curb appeal and resale value
• Both Interior cleaning and minor repairs — Enhances living space and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and worn	Major	$15,000–50,000
Landscaping · Overgrown grass and debris	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Landscaping and exterior painting — Improves curb appeal and resale value ↑
• Both Interior cleaning and minor repairs — Enhances living space and rental appeal ↑

ⓘ 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: Rochelle ISD
• NCES district ID: 4837500
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 40% ▲ 5.00%
• Median HH income: $55,376
• Composite: 41.4/100
• National rank: #7318
• State rank: #503 of 1141 in TX

Livability — Rochelle

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 662

Population outlook (McCulloch County) Hauer SSP2

• Today (2025): 8,509 people
• By 2030: 8,544 · +0.4%
• By 2040: 8,555 · +0.5%
• By 2050: 8,486 · -0.3%
• By 2075: 8,089 · -4.9%
• By 2100: 6,599 · -22.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 8% Italian 5% Slovak 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 94% English-only · Spanish 4% Vietnamese 1% Russian/Polish/Slavic 1%

Political lean MEDSL · McCulloch

• 2024 margin: Solid R (+73.4) · D 12.9% · R 86.3%
• 2008→2024 swing: -22.4pp toward R · 2008: -51.0pp · 2024: -73.4pp
• All cycles: 2024: R+73.4 2020: R+70.3 2016: R+67.0 2012: R+62.9 2008: R+51.0

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

1 event — show timeline

• 2026-05-21 Listed $110,000 NTREIS

Property tax history

-0.7%/yr

Latest (2025): $637 · -26.1% YoY. Source: county tax records.