310 Private Road 1330 · Scottsville, TX 75642

$169,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 62 Days on market

Built 2004 3.06 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 +8.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.5/10.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 3-Bedroom mobile home on 3.603 acres in Elysian Fields ISD! Welcome to your own slice of East Texas paradise! This inviting doublewide mobile home features 3-bedroom, 2-bathroom home with a dedicated office sits on 3.603 private acres in the highly desired Elysian Fields School District. Step inside to an open-concept kitchen and living area—perfect for entertaining family and friends. The kitchen features new countertops, appliances, and vinyl plank flooring. Enjoy a spacious laundry room making everyday living easy. The large primary bedroom features lots of space with a walk-in closet and a spacious tub and walk-in shower in the primary bath. Both bathrooms have been refreshed with modern finishes. Outside, enjoy the freedom of your own land— relax watching the wildlife, gardening, or simply soaking in the East Texas scenery on the peaceful covered front porch, this home is the one for you! This home is well-maintained and located in a friendly, tight-knit community. If you’ve been dreaming of country living with modern updates—this one checks all the boxes! Only a short drive to Carthage, Marshall, Longview or Shreveport. Don't wait to see this property!! Addendum Acres: 3.603: 757 Wm Williams, Property ID R48205; MH Label: Redman Homes –Serial: 12404574A, Model: Eaton Park, YR: 2004, Tan/Brwn-M

Key facts

• 3.06 acre lot
• Built 2004
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (22.7% below list).
• Recommended offer: $131k (22.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#1,109 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, schools F, amenities F.
• Elysian Fields ISD (rural): math 52% / reading 54% proficiency, ranked #136 of 826 in TX (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 13 active listings in the ZIP; 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% 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 $130,671 (22.7% 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 62 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.44%
• DSCR: 0.85
• GRM: 10.8

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: 4.3%
• Equity multiple: 1.25×
• Total profit: $11,741
• Equity at exit: $75,990

10-year hold

• IRR: 7.5%
• Equity multiple: 2.14×
• Total profit: $53,954
• Equity at exit: $117,109

Cash invested: $47,320 (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 75642

• Active inventory: 13
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,307 medium
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-136

Break-even live

Break-even rent $1,478

Max offer price $149,376

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-77	+0% $-136	+5% $-194	+10% $-252
Rent	-10% $-239	-5% $-187	+0% $-136	+5% $-84	+10% $-32
Rate	-1.0pp $-51	-0.5pp $-93	base $-136	+0.5pp $-179	+1.0pp $-224

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $169,000 Active 62 DOM
2. 2026-06-17
   days on market $169,000 Active 61 DOM
3. 2026-06-16
   days on market $169,000 Active 60 DOM
4. 2026-06-15
   days on market $169,000 Active 59 DOM
5. 2026-06-13
   days on market $169,000 Active 57 DOM
6. 2026-06-12
   days on market $169,000 Active 56 DOM
7. 2026-06-09
   days on market $169,000 Active 53 DOM
8. 2026-06-08
   days on market $169,000 Active 52 DOM
9. 2026-06-08
   days on market $169,000 Active 51 DOM
10. 2026-06-07
    days on market $169,000 Active 50 DOM
11. 2026-06-03
    days on market $169,000 Active 47 DOM
12. 2026-06-02
    days on market $169,000 Active 46 DOM
13. 2026-06-01
    days on market $169,000 Active 45 DOM
14. 2026-05-31
    days on market $169,000 Active 44 DOM
15. 2026-04-17
    listed $169,000 Active 1361-char remark

    Show marketing remark (1361 chars)

    Charming 3-Bedroom mobile home on 3.603 acres in Elysian Fields ISD! Welcome to your own slice of East Texas paradise! This inviting doublewide mobile home features 3-bedroom, 2-bathroom home with a dedicated office sits on 3.603 private acres in the highly desired Elysian Fields School District. Step inside to an open-concept kitchen and living area—perfect for entertaining family and friends. The kitchen features new countertops, appliances, and vinyl plank flooring. Enjoy a spacious laundry room making everyday living easy. The large primary bedroom features lots of space with a walk-in closet and a spacious tub and walk-in shower in the primary bath. Both bathrooms have been refreshed with modern finishes. Outside, enjoy the freedom of your own land— relax watching the wildlife, gardening, or simply soaking in the East Texas scenery on the peaceful covered front porch, this home is the one for you! This home is well-maintained and located in a friendly, tight-knit community. If you’ve been dreaming of country living with modern updates—this one checks all the boxes! Only a short drive to Carthage, Marshall, Longview or Shreveport. Don't wait to see this property!! Addendum Acres: 3.603: 757 Wm Williams, Property ID R48205; MH Label: Redman Homes –Serial: 12404574A, Model: Eaton Park, YR: 2004, Tan/Brwn-M

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,681
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$4,916
• Taxable loss: −$4,591
• Est. tax savings @ 24.0%: +$1,102
• After-tax cash flow: $-526/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: Elysian Fields ISD
• NCES district ID: 4818480
• Math proficiency: 52% ▼ -3.00%
• Reading proficiency: 54% ▲ 2.00%
• Median HH income: $48,512
• Composite: 45.13/100
• National rank: #2684
• State rank: #136 of 826 in TX

Livability — Scottsville

• Score: 59/100
• State rank: #1109
• US rank: #19642

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 50

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 68,691 people
• By 2030: 69,317 · +0.9%
• By 2040: 69,973 · +1.9%
• By 2050: 70,090 · +2.0%
• By 2075: 70,607 · +2.8%
• By 2100: 67,546 · -1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+50.6) · D 24.4% · R 75.0%
• 2008→2024 swing: -19.2pp toward R · 2008: -31.4pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+45.6 2016: R+43.9 2012: R+34.6 2008: R+31.4

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

• 2026-04-17 Listed $169,000 LAAR