177 Wady Ln · Liberty City, TX 75647

$175,000

4 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 26 Days on market

Built 2006 7.09 ac lot

---

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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for affordable, updated & acreage? You have to see this! This beautifully updated home has 4 bedrooms, 2 bathrooms & plenty of room to roam on the +/- 6 acres! Located just a couple miles from Sabine High School and easy access to I-20 makes this country living convenient to Longview or Tyler.

Key facts

• Private acres
• Space for animals
• Recreation

Tags

• PRIVATE ACRES
• EASY ACCESS TO I-20
• SPACE FOR ANIMALS
• GARDENING
• RECREATION
• OUTDOORS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#395 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Sabine ISD (rural): math 46% / reading 49% proficiency, ranked #210 of 826 in TX (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 178 active listings in the ZIP; 193 units permitted in Gregg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,375 (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. 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.
3. 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.
4. 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: 1.09% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.41%
• DSCR: 1.46
• GRM: 7.7

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-1,349
• Equity at exit: $26,093

10-year hold

• IRR: 8.9%
• Equity multiple: 1.68×
• Total profit: $33,460
• Equity at exit: $15,131

Cash invested: $49,000 (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 75647

• Home prices YoY: -8.2%
• Active inventory: 178
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,903 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$88 /mo · $1,055/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $425

Break-even live

Break-even rent $1,365

Max offer price $175,000

Occupancy floor 73%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-03-23
   status Pending
2. 2026-02-25
   listed $175,000 Active
3. 2018-06-18
   soldstatus 317-char remark

   Show marketing remark (317 chars)

   Looking for affordable, updated & acreage? You have to see this! This beautifully updated home has 4 bedrooms, 2 bathrooms & plenty of room to roam on the +/- 6 acres! Located just a couple miles from Sabine High School and easy access to I-20 makes this country living convenient to Longview or Tyler.

4. 2018-01-15
   listed $99,000 317-char remark

   Show marketing remark (317 chars)

   Looking for affordable, updated & acreage? You have to see this! This beautifully updated home has 4 bedrooms, 2 bathrooms & plenty of room to roam on the +/- 6 acres! Located just a couple miles from Sabine High School and easy access to I-20 makes this country living convenient to Longview or Tyler.

5. 2017-06-16
   soldstatus 198-char remark

   Show marketing remark (198 chars)

   1994 model manufactured home on 1.11 acres in Sabine ISD. 4 bedrooms, spacious living area, nice master bath, and island kitchen with eating area. Property is FHA Insurable with escrow(IE) of $8000.

6. 2016-11-28
   listed $26,400 198-char remark

   Show marketing remark (198 chars)

   1994 model manufactured home on 1.11 acres in Sabine ISD. 4 bedrooms, spacious living area, nice master bath, and island kitchen with eating area. Property is FHA Insurable with escrow(IE) of $8000.

ⓘ 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: $1,055 · $88/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$2,147/yr (+$179/mo · 203.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,837
• − Mortgage interest: −$9,803
• − Property taxes: −$1,055
• − Insurance: −$875
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$5,091
• Taxable income: $2,359
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $4,532/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: Sabine ISD
• NCES district ID: 4838460
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $52,554
• Composite: 40.95/100
• National rank: #3606
• State rank: #210 of 826 in TX

Livability — Liberty City

• Score: 69/100
• State rank: #395
• US rank: #8256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,457

Population outlook (Gregg County) Hauer SSP2

• Today (2025): 125,947 people
• By 2030: 126,542 · +0.5%
• By 2040: 127,311 · +1.1%
• By 2050: 127,289 · +1.1%
• By 2075: 124,954 · -0.8%
• By 2100: 113,737 · -9.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 12% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Gregg

• 2024 margin: Solid R (+42.2) · D 28.5% · R 70.7%
• 2008→2024 swing: -4.6pp toward R · 2008: -37.6pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+36.9 2016: R+41.3 2012: R+39.5 2008: R+37.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.12%
• Current HPI: 303.1316
• 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

+562.9% since first listed

6 events — show timeline

• 2026-03-23 Pending — LAAR
• 2026-02-25 Listed $175,000 LAAR
• 2018-06-18 Sold (MLS) — LAAR
• 2018-01-15 Listed $99,000 LAAR
• 2017-06-16 Sold (MLS) — LAAR
• 2016-11-28 Listed $26,400 LAAR

Property tax history

+12.2%/yr

Latest (2025): $1,055 · +7.5% YoY. Source: county tax records.