14841 County Road 4060 · Grays Prairie, TX 75158

$159,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 247 Days on market

Built 2013 1.10 ac lot $131/sqft · 7% above area Est $150k · 7% over

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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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +4.5/15.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Improvement!! Welcome home to this beautifully updated manufactured home situated on just over an acre in peaceful Scurry, TX. Every detail has been refreshed — the entire interior and exterior are freshly painted, and the HVAC, plumbing, and foundation have all been recently serviced. The home boasts a bright, open layout with three bedrooms and 2 full baths, offering comfort and convenience. Outside, enjoy your expansive lot — plenty of space to add a workshop, garden, or hobby area. Don’t miss this rare opportunity to own a move-in-ready property with acreage in the Scurry area.

Key facts

• Expansive lot
• 1.1 acre lot
• Built 2013

Tags

• UPDATED MANUFACTURED HOME
• EXPANSIVE LOT
• MOVE-IN-READY PROPERTY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#793 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Kemp ISD (rural): math 33% / reading 29% proficiency, ranked #605 of 826 in TX (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 60 active listings in the ZIP; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 45% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
6. 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.
7. 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: 1.25% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.02%
• DSCR: 1.67
• GRM: 6.7

CMA / ARV

• ARV (median comp): $150,000
• List price: $159,900
• Delta: 6.60%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.6%
• Equity multiple: 1.22×
• Total profit: $9,766
• Equity at exit: $23,842

10-year hold

• IRR: 15.0%
• Equity multiple: 2.21×
• Total profit: $54,372
• Equity at exit: $13,825

Cash invested: $44,772 (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 75158

• Home prices YoY: -18.3%
• Active inventory: 60
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,993 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$109 /mo · $1,307/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $561

Break-even live

Break-even rent $1,284

Max offer price $159,900

Occupancy floor 67%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $159,900 Active 247 DOM
2. 2026-06-17
   days on market $159,900 Active 246 DOM
3. 2026-06-16
   days on market $159,900 Active 245 DOM
4. 2026-06-15
   days on market $159,900 Active 244 DOM
5. 2026-06-13
   days on market $159,900 Active 242 DOM
6. 2026-06-13
   days on market $159,900 Active 241 DOM
7. 2026-06-09
   days on market $159,900 Active 238 DOM
8. 2026-06-08
   days on market $159,900 Active 237 DOM
9. 2026-06-07
   days on market $159,900 Active 236 DOM
10. 2026-06-04
    days on market $159,900 Active 233 DOM
11. 2026-06-03
    days on market $159,900 Active 232 DOM
12. 2026-06-02
    status $159,900 Active 231 DOM
13. 2026-05-18
    historical Active Option Contract 620-char remark

    Show marketing remark (620 chars)

    Price Improvement!! Welcome home to this beautifully updated manufactured home situated on just over an acre in peaceful Scurry, TX. Every detail has been refreshed — the entire interior and exterior are freshly painted, and the HVAC, plumbing, and foundation have all been recently serviced. The home boasts a bright, open layout with three bedrooms and 2 full baths, offering comfort and convenience. Outside, enjoy your expansive lot — plenty of space to add a workshop, garden, or hobby area. Don’t miss this rare opportunity to own a move-in-ready property with acreage in the Scurry area.

14. 2026-04-08
    price $159,900 620-char remark

    Show marketing remark (620 chars)

    Price Improvement!! Welcome home to this beautifully updated manufactured home situated on just over an acre in peaceful Scurry, TX. Every detail has been refreshed — the entire interior and exterior are freshly painted, and the HVAC, plumbing, and foundation have all been recently serviced. The home boasts a bright, open layout with three bedrooms and 2 full baths, offering comfort and convenience. Outside, enjoy your expansive lot — plenty of space to add a workshop, garden, or hobby area. Don’t miss this rare opportunity to own a move-in-ready property with acreage in the Scurry area.

15. 2026-01-29
    price $164,900 620-char remark

    Show marketing remark (620 chars)

    Price Improvement!! Welcome home to this beautifully updated manufactured home situated on just over an acre in peaceful Scurry, TX. Every detail has been refreshed — the entire interior and exterior are freshly painted, and the HVAC, plumbing, and foundation have all been recently serviced. The home boasts a bright, open layout with three bedrooms and 2 full baths, offering comfort and convenience. Outside, enjoy your expansive lot — plenty of space to add a workshop, garden, or hobby area. Don’t miss this rare opportunity to own a move-in-ready property with acreage in the Scurry area.

16. 2025-11-01
    price $174,900 620-char remark

    Show marketing remark (620 chars)

    Price Improvement!! Welcome home to this beautifully updated manufactured home situated on just over an acre in peaceful Scurry, TX. Every detail has been refreshed — the entire interior and exterior are freshly painted, and the HVAC, plumbing, and foundation have all been recently serviced. The home boasts a bright, open layout with three bedrooms and 2 full baths, offering comfort and convenience. Outside, enjoy your expansive lot — plenty of space to add a workshop, garden, or hobby area. Don’t miss this rare opportunity to own a move-in-ready property with acreage in the Scurry area.

17. 2025-09-28
    listed $179,900 Active 620-char remark

    Show marketing remark (620 chars)

    Price Improvement!! Welcome home to this beautifully updated manufactured home situated on just over an acre in peaceful Scurry, TX. Every detail has been refreshed — the entire interior and exterior are freshly painted, and the HVAC, plumbing, and foundation have all been recently serviced. The home boasts a bright, open layout with three bedrooms and 2 full baths, offering comfort and convenience. Outside, enjoy your expansive lot — plenty of space to add a workshop, garden, or hobby area. Don’t miss this rare opportunity to own a move-in-ready property with acreage in the Scurry area.

18. 2025-07-31
    historical
19. 2025-06-03
    price $142,400
20. 2025-04-23
    listed $144,900 Active
21. 2024-10-31
    historical
22. 2024-04-09
    listed $150,000 Active
23. 2023-08-25
    status Pending
24. 2023-08-24
    historical
25. 2023-06-15
    listed $139,900 Active
26. 2023-06-07
    historical
27. 2023-03-16
    listed $139,900 Active
28. 2023-03-10
    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: $1,307 · $109/mo
• Projected year-2 tax: $2,926 · $244/mo
• Expected delta: +$1,619/yr (+$135/mo · 123.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 45% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,919
• − Mortgage interest: −$8,957
• − Property taxes: −$1,307
• − Insurance: −$800
• − Repairs & maintenance: −$1,914
• − Management: −$1,914
• − Depreciation: −$4,652
• Taxable income: $4,377
• Est. tax owed @ 24.0%: −$1,050
• After-tax cash flow: $5,676/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: Kemp ISD
• NCES district ID: 4825320
• Math proficiency: 33% ▼ -11.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $42,788
• Composite: 26.37/100
• National rank: #7233
• State rank: #605 of 826 in TX

Livability — Grays Prairie

• Score: 64/100
• State rank: #793
• US rank: #14463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,168

Population outlook (Kaufman County) Hauer SSP2

• Today (2025): 138,716 people
• By 2030: 150,815 · +8.7%
• By 2040: 174,877 · +26.1%
• By 2050: 198,020 · +42.8%
• By 2075: 251,908 · +81.6%
• By 2100: 285,325 · +105.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 14% Two or more races 6% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 2% Lithuanian 1% Hungarian 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Kaufman

• 2024 margin: Strong R (+27.9) · D 35.6% · R 63.5%
• 2008→2024 swing: +7.9pp toward D · 2008: -35.8pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+33.9 2016: R+47.0 2012: R+44.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.37%
• Current HPI: 269.5786
• 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

+14.3% since first listed

16 events — show timeline

• 2026-05-18 Contingent — NTREIS
• 2026-04-08 Price Changed $159,900 NTREIS
• 2026-01-29 Price Changed $164,900 NTREIS
• 2025-11-01 Price Changed $174,900 NTREIS
• 2025-09-28 Listed $179,900 NTREIS
• 2025-07-31 Listing Removed — NTREIS
• 2025-06-03 Price Changed $142,400 NTREIS
• 2025-04-23 Listed $144,900 NTREIS
• 2024-10-31 Listing Removed — NTREIS
• 2024-04-09 Listed $150,000 NTREIS
• 2023-08-25 Pending — NTREIS
• 2023-08-24 Listing Removed — NTREIS
• 2023-06-15 Listed $139,900 NTREIS
• 2023-06-07 Listing Removed — NTREIS
• 2023-03-16 Listed $139,900 NTREIS
• 2023-03-10 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,307 · +8.9% YoY. Source: county tax records.