137 Camp Rd · Westwood Shores, TX 75862

$72,000

3 bd · 2.0 ba · 980 sqft · Manufactured · 99 Days on market

Built 1979 Fair condition 2.11 ac lot $73/sqft · 80% above area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

REDUCED!! This 3-bedroom, 2-bathroom manufactured home located in the serene countryside of Trinity County, TX. Situated at a convenient corner location with no restrictions or HOA, this property presents a fantastic opportunity for those looking to invest in a fixer-upper and create their dream home. Although the manufactured home is livable it is being sold AS-IS NO REPAIRS WILL BE MADE TO THE MANUFACTURED HOME. Spanning 2.1 acres, the property provides ample outdoor space for gardening, recreational activities, or simply enjoying the tranquility of rural living. The corner lot adds extra privacy and accessibility, with plenty of room for expansion or additional structures. The property comes with running water, a septic tank(grand fathered in), internet, and electricity already installed and functional. Only eight miles from the lake!! Located near town with grocery stores, restaurants, and gas stations are located. Priced to sell fast! Call Agent with any questions you may have.

Key facts

• Ample outdoor space
• Running water
• Corner location

Tags

• CORNER LOCATION
• AMPLE OUTDOOR SPACE
• RUNNING WATER
• SEPTIC TANK
• ELECTRICITY INSTALLED
• NEAR TOWN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $72k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $66k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 3.6% in Westwood Shores — 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 62/100 on livability (#914 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Trinity ISD (rural): math 27% / reading 29% proficiency, ranked #682 of 826 in TX (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 468 active listings in the ZIP; 1 units permitted in Trinity County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $126 of equity ($498 loan paydown + $-372 appreciation (-0.5% local appreciation)).
• Trinity County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($66k) 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 91% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,520 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.62% ✓
• Cap rate: 13.31%
• Cash-on-cash: 25.07%
• DSCR: 2.12
• GRM: 5.2

CMA / ARV

• ARV (median comp): $40,000
• List price: $72,000
• Delta: 80.00%
• Verdict: OVERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

-0.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.14×
• Total profit: $23,004
• Equity at exit: $19,065

10-year hold

• IRR: 28.8%
• Equity multiple: 4.08×
• Total profit: $62,178
• Equity at exit: $21,494

Cash invested: $20,160 (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 75862

• Home prices YoY: -0.3%
• Active inventory: 468
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,163 medium
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $421

Break-even live

Break-even rent $630

Max offer price $72,000

Occupancy floor 59%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $72,000 Active 99 DOM
2. 2026-06-18
   days on market $72,000 Active 98 DOM
3. 2026-06-17
   days on market $72,000 Active 97 DOM
4. 2026-06-16
   days on market $72,000 Active 96 DOM
5. 2026-06-15
   days on market $72,000 Active 95 DOM
6. 2026-06-14
   days on market $72,000 Active 93 DOM
7. 2026-06-13
   days on market $72,000 Active 92 DOM
8. 2026-06-10
   days on market $72,000 Active 90 DOM
9. 2026-06-09
   days on market $72,000 Active 89 DOM
10. 2026-06-08
    days on market $72,000 Active 88 DOM
11. 2026-06-07
    days on market $72,000 Active 87 DOM
12. 2026-06-05
    days on market $72,000 Active 84 DOM
13. 2026-06-02
    days on market $72,000 Active 82 DOM
14. 2026-06-01
    days on market $72,000 Active 81 DOM
15. 2026-05-31
    days on market $72,000 Active 80 DOM
16. 2026-05-30
    days on market $72,000 Active 79 DOM
17. 2026-05-17
    price $72,000 997-char remark

    Show marketing remark (997 chars)

    REDUCED!! This 3-bedroom, 2-bathroom manufactured home located in the serene countryside of Trinity County, TX. Situated at a convenient corner location with no restrictions or HOA, this property presents a fantastic opportunity for those looking to invest in a fixer-upper and create their dream home. Although the manufactured home is livable it is being sold AS-IS NO REPAIRS WILL BE MADE TO THE MANUFACTURED HOME. Spanning 2.1 acres, the property provides ample outdoor space for gardening, recreational activities, or simply enjoying the tranquility of rural living. The corner lot adds extra privacy and accessibility, with plenty of room for expansion or additional structures. The property comes with running water, a septic tank(grand fathered in), internet, and electricity already installed and functional. Only eight miles from the lake!! Located near town with grocery stores, restaurants, and gas stations are located. Priced to sell fast! Call Agent with any questions you may have.

18. 2026-03-12
    listed $75,000 Active 997-char remark

    Show marketing remark (997 chars)

    REDUCED!! This 3-bedroom, 2-bathroom manufactured home located in the serene countryside of Trinity County, TX. Situated at a convenient corner location with no restrictions or HOA, this property presents a fantastic opportunity for those looking to invest in a fixer-upper and create their dream home. Although the manufactured home is livable it is being sold AS-IS NO REPAIRS WILL BE MADE TO THE MANUFACTURED HOME. Spanning 2.1 acres, the property provides ample outdoor space for gardening, recreational activities, or simply enjoying the tranquility of rural living. The corner lot adds extra privacy and accessibility, with plenty of room for expansion or additional structures. The property comes with running water, a septic tank(grand fathered in), internet, and electricity already installed and functional. Only eight miles from the lake!! Located near town with grocery stores, restaurants, and gas stations are located. Priced to sell fast! Call Agent with any questions you may have.

19. 2026-01-31
    historical
20. 2025-07-31
    listed $70,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 91% 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: $13,956
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$360
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$2,095
• Taxable income: $4,155
• Est. tax owed @ 24.0%: −$997
• After-tax cash flow: $4,057/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 Moderate rehab

This manufactured home requires significant repairs and maintenance, including landscaping, exterior and interior cleaning, and HVAC/mechanicals. Improvements in these areas would significantly increase its resale and rental value.

Repairs flagged

• Major Landscaping — Overgrown vegetation needs trimming
• Major Exterior cleaning — Dirt and debris on the ground
• Major Interior cleaning — No visible photos of interior
• Major Bathrooms — No visible photos of bathrooms
• Major Kitchen — No visible photos of kitchen
• Major HVAC/mechanicals — No visible photos of HVAC/mechanicals

Value-add opportunities

• Both Landscaping — Improves curb appeal and property value
• Both Exterior cleaning — Enhances property appearance
• Both Interior cleaning — Improves property appearance
• Both Bathrooms — Enhances property appearance
• Both Kitchen — Enhances property appearance
• Both HVAC/mechanicals — Ensures comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown vegetation needs trimming	Major	$15,000–50,000
Exterior cleaning · Dirt and debris on the ground	Major	$15,000–50,000
Interior cleaning · No visible photos of interior	Major	$15,000–50,000
Bathrooms · No visible photos of bathrooms	Major	$15,000–50,000
Kitchen · No visible photos of kitchen	Major	$15,000–50,000
HVAC/mechanicals · No visible photos of HVAC/mechanicals	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Landscaping — Improves curb appeal and property value ↑
• Both Exterior cleaning — Enhances property appearance ↑
• Both Interior cleaning — Improves property appearance ↑
• Both Bathrooms — Enhances property appearance ↑
• Both Kitchen — Enhances property appearance ↑
• Both HVAC/mechanicals — Ensures comfort and energy efficiency ↑

ⓘ 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: Trinity ISD
• NCES district ID: 4843200
• Math proficiency: 27% ▼ -2.00%
• Reading proficiency: 29% ▲ 1.00%
• Median HH income: $37,104
• Composite: 23.31/100
• National rank: #7919
• State rank: #682 of 826 in TX

Livability — Westwood Shores

• Score: 62/100
• State rank: #914
• US rank: #16347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,030

Population outlook (Trinity County) Hauer SSP2

• Today (2025): 13,746 people
• By 2030: 13,333 · -3.0%
• By 2040: 12,542 · -8.8%
• By 2050: 11,942 · -13.1%
• By 2075: 10,871 · -20.9%
• By 2100: 9,784 · -28.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 12% Black 10% Two or more races 7%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Serbian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 9% French/Haitian/Cajun 2%

Political lean MEDSL · Trinity

• 2024 margin: Solid R (+67.0) · D 16.2% · R 83.2%
• 2008→2024 swing: -31.3pp toward R · 2008: -35.7pp · 2024: -67.0pp
• All cycles: 2024: R+67.0 2020: R+61.3 2016: R+59.9 2012: R+46.9 2008: R+35.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.52%
• Current HPI: 174.6638
• 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

+2.9% since first listed

4 events — show timeline

• 2026-05-17 Price Changed $72,000 HARMLS
• 2026-03-12 Listed $75,000 HARMLS
• 2026-01-31 Listing Removed — HARMLS
• 2025-07-31 Listed $70,000 HARMLS