59 Private Road 32150 · Toco, TX 75421

$64,000

2 bd · 2.0 ba · 1,300 sqft · Manufactured public records · 116 Days on market

Built 2000 0.60 ac lot ↓ 8% since listing

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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 +7.3/10.0
• Schools +3.8/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity in Brookston on approximately 0.6 acres! Property features two mobile homes on one lot with separate utilities and city sewer. The first home is awaiting someone to bring it back to life! The second home was damaged in a storm and will need to be removed. Existing utility connections remain (buyer to verify). Sold as-is. Cleanup and debris removal will be buyer's responsibility. Buyer and buyer's agent to verify all information.

Key facts

• 0.6 acre lot
• 2 garage spots
• Built 2000

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $64k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $58k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#1,458 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• North Lamar ISD (rural): math 43% / reading 45% proficiency, ranked #275 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 119 units permitted in Lamar County in 2024 (71 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($442 loan paydown + $3k appreciation (4.6% local appreciation)).
• Lamar County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, 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 116 days — a 9% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Recommended offer $58,240 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. Crime grade is F 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?
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: 1.67% ✓
• Cap rate: 13.86%
• Cash-on-cash: 27.01%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.8%
• Equity multiple: 3.17×
• Total profit: $38,929
• Equity at exit: $34,647

10-year hold

• IRR: 34.4%
• Equity multiple: 6.37×
• Total profit: $96,270
• Equity at exit: $58,497

Cash invested: $17,920 (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 75421

• Home prices YoY: 4.2%
• Active inventory: 26
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,066 medium
• Mortgage (P&I): −$336
• Tax from tax record: −$77 /mo · $921/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $403

Break-even live

Break-even rent $556

Max offer price $64,000

Occupancy floor 57%

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $64,000 Active 116 DOM
2. 2026-06-18
   days on market $64,000 Active 115 DOM
3. 2026-06-17
   days on market $64,000 Active 114 DOM
4. 2026-06-16
   days on market $64,000 Active 113 DOM
5. 2026-06-15
   days on market $64,000 Active 112 DOM
6. 2026-06-14
   days on market $64,000 Active 110 DOM
7. 2026-06-12
   days on market $64,000 Active 109 DOM
8. 2026-06-09
   days on market $64,000 Active 106 DOM
9. 2026-06-08
   days on market $64,000 Active 105 DOM
10. 2026-06-07
    days on market $64,000 Active 104 DOM
11. 2026-06-03
    days on market $64,000 Active 100 DOM
12. 2026-06-02
    days on market $64,000 Active 99 DOM
13. 2026-06-01
    days on market $64,000 Active 98 DOM
14. 2026-05-31
    days on market $64,000 Active 97 DOM
15. 2026-05-31
    days on market $64,000 Active 96 DOM
16. 2026-04-06
    price $64,000 452-char remark

    Show marketing remark (452 chars)

    Opportunity in Brookston on approximately 0.6 acres! Property features two mobile homes on one lot with separate utilities and city sewer. The first home is awaiting someone to bring it back to life! The second home was damaged in a storm and will need to be removed. Existing utility connections remain (buyer to verify). Sold as-is. Cleanup and debris removal will be buyer's responsibility. Buyer and buyer's agent to verify all information.

17. 2026-02-22
    listed $69,500 Active 452-char remark

    Show marketing remark (452 chars)

    Opportunity in Brookston on approximately 0.6 acres! Property features two mobile homes on one lot with separate utilities and city sewer. The first home is awaiting someone to bring it back to life! The second home was damaged in a storm and will need to be removed. Existing utility connections remain (buyer to verify). Sold as-is. Cleanup and debris removal will be buyer's responsibility. Buyer and buyer's agent to verify all information.

18. 2005-09-23
    soldstatus

ⓘ 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: $921 · $77/mo
• Projected year-2 tax: $1,171 · $98/mo
• Expected delta: +$250/yr (+$21/mo · 27.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,796
• − Mortgage interest: −$3,585
• − Property taxes: −$921
• − Insurance: −$320
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$1,862
• Taxable income: $4,060
• Est. tax owed @ 24.0%: −$974
• After-tax cash flow: $3,865/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: North Lamar ISD
• NCES district ID: 4833010
• Math proficiency: 43% ▼ -9.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $53,328
• Composite: 38.13/100
• National rank: #4270
• State rank: #275 of 826 in TX

Livability — Toco

• Score: 52/100
• State rank: #1458
• US rank: #24897

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 984

Population outlook (Lamar County) Hauer SSP2

• Today (2025): 48,319 people
• By 2030: 47,160 · -2.4%
• By 2040: 44,621 · -7.7%
• By 2050: 42,024 · -13.0%
• By 2075: 36,577 · -24.3%
• By 2100: 30,580 · -36.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Black 5% Native American 1% Two or more races 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Polish 17% German 10% Iranian 6%
• Foreign-born: 26% · Canada
• Languages at home: 61% English-only · German/W. Germanic 34% Spanish 5%

Political lean MEDSL · Lamar

• 2024 margin: Solid R (+61.0) · D 19.2% · R 80.3%
• 2008→2024 swing: -19.1pp toward R · 2008: -42.0pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+57.4 2016: R+59.2 2012: R+50.3 2008: R+42.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.58%
• Current HPI: 113.3665
• 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

-7.9% since first listed

3 events — show timeline

• 2026-04-06 Price Changed $64,000 NTREIS
• 2026-02-22 Listed $69,500 NTREIS
• 2005-09-23 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $921 · -52.7% YoY. Source: county tax records.