217 Fears St · Pineland, TX 75968

$155,000

4 bd · 2.0 ba · 1,804 sqft · SingleFamily public records · 41 Days on market

Built 1945 0.50 ac lot $86/sqft · 20% below area Est $206k · 25% under ↓ 6% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +12.1/30.0
• Appreciation +7.0/10.0
• DSCR +3.6/10.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this beautiful 28x68 doublewide manufactured home offering 4 bedrooms, 2 full baths, and a layout that actually works for real life. Spacious primary suite, featuring a walk-in shower, garden tub, and walk in closet. The kitchen comes fully equipped with all new appliances. You'll also appreciate the oversized laundry room, tucked conveniently off the kitchen, with enough space to function as a mudroom or secondary workspace. Additional flex space—perfect for a home office, playroom, second living area, or whatever your life needs next. Set on a nice lot in the heart of Pineland and is on city utilities.

Key facts

• Walk in closet
• Walk in shower
• Garden tub

Tags

• DOUBLEWIDE MANUFACTURED HOME
• SPACIOUS PRIMARY SUITE
• WALK IN SHOWER
• GARDEN TUB
• WALK IN CLOSET
• FULLY EQUIPPED KITCHEN

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Residential property; Lot is approximately 0.5 acres
• Construction: Vinyl siding
• Exterior features: Composition roof

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-33 ($-394/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (18.5% below list).
• Recommended offer: $126k (18.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#966 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools D+, amenities F, commute F.
• West Sabine ISD (rural): math 33% / reading 32% proficiency, ranked #597 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 43 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (4.0% local appreciation)).
• Sabine County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 91% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,353 (18.5% 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 41 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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: 0.82% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 10.2

CMA / ARV

• ARV (median comp): $205,572
• List price: $155,000
• Delta: -24.60%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

3.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.57×
• Total profit: $24,799
• Equity at exit: $78,445

10-year hold

• IRR: 11.4%
• Equity multiple: 2.88×
• Total profit: $81,485
• Equity at exit: $128,190

Cash invested: $43,400 (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 75968

• Home prices YoY: 5.2%
• Active inventory: 43
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$154 /mo · $1,844/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-33

Break-even live

Break-even rent $1,305

Max offer price $149,195

Occupancy floor 98%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-17
   days on market $155,000 Active 41 DOM
2. 2026-06-16
   days on market $155,000 Active 40 DOM
3. 2026-06-15
   days on market $155,000 Active 39 DOM
4. 2026-06-15
   days on market $155,000 Active 38 DOM
5. 2026-06-13
   days on market $155,000 Active 37 DOM
6. 2026-06-12
   days on market $155,000 Active 36 DOM
7. 2026-06-09
   days on market $155,000 Active 33 DOM
8. 2026-06-08
   days on market $155,000 Active 32 DOM
9. 2026-06-08
   days on market $155,000 Active 31 DOM
10. 2026-06-05
    days on market $155,000 Active 29 DOM
11. 2026-06-04
    price $155,000 Active 27 DOM
12. 2026-06-03
    days on market $165,000 Active 27 DOM
13. 2026-06-02
    days on market $165,000 Active 26 DOM
14. 2026-06-01
    days on market $165,000 Active 25 DOM
15. 2026-05-31
    days on market $165,000 Active 24 DOM
16. 2026-05-03
    listed $165,000 Active 628-char remark

ⓘ 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: $1,844 · $154/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$993/yr (+$83/mo · 53.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 23 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: $15,162
• − Mortgage interest: −$8,682
• − Property taxes: −$1,844
• − Insurance: −$775
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$4,509
• Taxable loss: −$3,074
• Est. tax savings @ 24.0%: +$738
• After-tax cash flow: $343/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: West Sabine ISD
• NCES district ID: 4845180
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $31,860
• Composite: 26.55/100
• National rank: #7193
• State rank: #597 of 826 in TX

Livability — Pineland

• Score: 62/100
• State rank: #966
• US rank: #17147

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pineland, TX
• Population (ZIP): 1,966

Population outlook (Sabine County) Hauer SSP2

• Today (2025): 9,354 people
• By 2030: 8,806 · -5.9%
• By 2040: 7,871 · -15.9%
• By 2050: 7,224 · -22.8%
• By 2075: 6,351 · -32.1%
• By 2100: 5,465 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 6%
• Common ancestry: Lithuanian 2% Serbian 1% Italian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Sabine

• 2024 margin: Solid R (+78.5) · D 10.6% · R 89.1%
• 2008→2024 swing: -23.7pp toward R · 2008: -54.8pp · 2024: -78.5pp
• All cycles: 2024: R+78.5 2020: R+75.0 2016: R+72.8 2012: R+63.9 2008: R+54.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.98%
• Current HPI: 81.0253
• 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

-6.1% since first listed

2 events — show timeline

• 2026-06-03 Price Changed $155,000 Deep East Texas MLS
• 2026-05-03 Listed $165,000 Deep East Texas MLS

Property tax history

+4.2%/yr

Latest (2025): $1,844 · +14.1% YoY. Source: county tax records.