165 County Road 294 · Jasper, TX 75951

$129,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured · 9 Days on market

Built 2023 Good condition 0.75 ac lot

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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).

• Cash flow +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Condition / age +3.8/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand-New Legacy Home – Country Living with No Restrictions Enjoy peaceful country living in this brand-new, never-lived-in Legacy manufactured home, perfectly set on 0.75 unrestricted acres. This move-in ready property offers wide-open views and plenty of space to make your own. The welcoming front porch overlooks beautiful pastureland, while inside you'll find an open floor plan with a bright, airy feel. The home comes fully equipped with all appliances, including a stackable washer and dryer. With three bedrooms, two baths, vinyl and carpet flooring, and modern finishes, comfort and convenience are built in. Practical updates include Holly Huff water service, a brand-new aerobic septic system installed July 2025, and a fresh survey. The unrestricted land provides endless possibilities — whether you dream of adding a shop, garden, or simply enjoying the open space. If you're ready for a quiet country lifestyle with modern comfort, this one is ready to welcome you home.

Key facts

• Open floor plan
• Practical updates
• Wide-open views

Tags

• UNRESTRICTED ACRES
• WIDE-OPEN VIEWS
• WELCOMING FRONT PORCH
• OPEN FLOOR PLAN
• FULLY EQUIPPED APPLIANCES
• PRACTICAL UPDATES

Property features AI

Finance

• Other:
• Financial info: Lease not considered
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Aerobic septic / septic tank
• Home design: Residential property; New construction (2023); Faces south
• Construction: Built in 2023; Composition roof; Block and pillar/post/pier foundation; Built by Legacy
• Exterior features: Cleared lot

Interior

• Kitchen: Dishwasher; Free-standing range
• Bedrooms: Primary bedroom on the first floor (14 x 11); Bedroom on the second floor (10 x 12); Bedroom on the third floor (12 x 12); Three total rooms
• Flooring: Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Washer hookup and electric dryer hookup; Dishwasher; Free-standing range
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Cap rate 8.2% vs local median 4.8% in Jasper — 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 58/100 on livability (#1,225 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime C-, amenities F, commute F.
• Jasper ISD (town): math 22% / reading 26% proficiency, ranked #734 of 826 in TX (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jasper H S (math 24% / reading 40%, grade F, #1,044 of 1,632 statewide, top 66%, 681 students, 76% FRL).
• Market conditions: 308 active listings in the ZIP; 45 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jasper County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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, 99% chance of damaging wind over 30y; major 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 $129,000

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. 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?
3. 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.
4. 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.
5. 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: 1.08% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.95%
• DSCR: 1.31
• 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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-7,552
• Equity at exit: $19,234

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $10,674
• Equity at exit: $11,154

Cash invested: $36,120 (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 75951

• Active inventory: 308
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,393 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $209

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 80%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $129,000 Active 9 DOM
2. 2026-06-17
   days on market $129,000 Active 8 DOM
3. 2026-06-16
   days on market $129,000 Active 7 DOM
4. 2026-06-15
   days on market $129,000 Active 6 DOM
5. 2026-06-14
   days on market $129,000 Active 4 DOM
6. 2026-06-13
   days on market $129,000 Active 3 DOM
7. 2026-06-10
   days on marketlisting id $129,000 Active 1 DOM
8. 2026-06-09
   days on market $129,000 Active 33 DOM
9. 2026-06-08
   days on market $129,000 Active 32 DOM
10. 2026-06-07
    days on market $129,000 Active 31 DOM
11. 2026-06-05
    days on market $129,000 Active 28 DOM
12. 2026-06-03
    days on market $129,000 Active 27 DOM
13. 2026-06-02
    days on market $129,000 Active 26 DOM
14. 2026-06-01
    days on market $129,000 Active 25 DOM
15. 2026-05-31
    days on market $129,000 Active 24 DOM
16. 2026-05-31
    days on market $129,000 Active 23 DOM
17. 2026-03-03
    listed $129,000 Active 997-char remark

    Show marketing remark (997 chars)

    Brand-New Legacy Home – Country Living with No Restrictions Enjoy peaceful country living in this brand-new, never-lived-in Legacy manufactured home, perfectly set on 0.75 unrestricted acres. This move-in ready property offers wide-open views and plenty of space to make your own. The welcoming front porch overlooks beautiful pastureland, while inside you'll find an open floor plan with a bright, airy feel. The home comes fully equipped with all appliances, including a stackable washer and dryer. With three bedrooms, two baths, vinyl and carpet flooring, and modern finishes, comfort and convenience are built in. Practical updates include Holly Huff water service, a brand-new aerobic septic system installed July 2025, and a fresh survey. The unrestricted land provides endless possibilities — whether you dream of adding a shop, garden, or simply enjoying the open space. If you're ready for a quiet country lifestyle with modern comfort, this one is ready to welcome you home.

18. 2026-02-01
    historical
19. 2025-08-22
    listed $129,000 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $16,721
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$3,753
• Taxable income: $487
• Est. tax owed @ 24.0%: −$117
• After-tax cash flow: $2,395/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

Good 75/100 Cosmetic rehab

This move-in ready manufactured home is in good condition with a good condition score of 75. It has a good kitchen, good bathrooms, and good exterior. The home is ready for a fresh coat of paint and some minor updates to the ceiling tiles and flooring to further increase its value.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a home look more inviting and modern
• Resale Replace ceiling tiles — Updated ceiling tiles can enhance the home's appeal
• Both Install new flooring in bathrooms — New flooring can improve both the resale and rental value
• Both Add smart home features — Smart home features can increase both resale and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a home look more inviting and modern ↑
• Resale Replace ceiling tiles — Updated ceiling tiles can enhance the home's appeal ↑
• Both Install new flooring in bathrooms — New flooring can improve both the resale and rental value ↑
• Both Add smart home features — Smart home features can increase both resale and rental appeal ↑

ⓘ 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: Jasper ISD
• NCES district ID: 4824630
• Math proficiency: 22% ▼ -12.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $36,286
• Composite: 19.91/100
• National rank: #8684
• State rank: #734 of 826 in TX

Livability — Jasper

• Score: 58/100
• State rank: #1225
• US rank: #21385

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,267

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 33,986 people
• By 2030: 32,965 · -3.0%
• By 2040: 30,908 · -9.1%
• By 2050: 28,893 · -15.0%
• By 2075: 24,828 · -26.9%
• By 2100: 19,987 · -41.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 28% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5% Tagalog/Filipino 1%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+66.6) · D 16.5% · R 83.1%
• 2008→2024 swing: -24.6pp toward R · 2008: -42.0pp · 2024: -66.6pp
• All cycles: 2024: R+66.6 2020: R+61.4 2016: R+59.9 2012: R+48.4 2008: R+42.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.56%
• Current HPI: 136.7972
• 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

+0.0% since first listed

4 events — show timeline

• 2026-06-09 Listed $129,000 HARMLS
• 2026-03-03 Listed $129,000 Deep East Texas MLS
• 2026-02-01 Listing Removed — HARMLS
• 2025-08-22 Listed $129,000 HARMLS