699 Cr 890 · Cushing, TX 75760

$59,900

3 bd · 2.0 ba · 1,472 sqft · Manufactured public records · 31 Days on market

Built 2008 4.50 ac lot

---

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 +6.7/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2008 Singlewide home with a tag unit on the front. 4.5 acres and totally remodeled in a rural country setting. Awesome price for a home and this many acres.

Key facts

• Country living
• Room for animals
• Unrestricted acres

Tags

• UNRESTRICTED ACRES
• SLIGHTLY SLOPING TERRAIN
• NOT LOCATED IN A FLOOD ZONE
• ROOM FOR ANIMALS
• COUNTRY LIVING

Property features AI

Finance

• Other: Listing provided by Legacy Real Estate Group

Exterior

• Parking: No garage
• Utilities: Private well water
• Home design: Single family residential property
• Exterior features: Composition roof; Approximately 4.5-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Unbranded virtual tour available

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $68 ($819/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#768 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, crime D, amenities F.
• Cushing ISD (rural): math 43% / reading 43% proficiency, ranked #302 of 826 in TX (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 active listings in the ZIP; 35 units permitted in Nacogdoches County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($414 loan paydown + $2k appreciation (3.4% local appreciation)).
• At projected returns (3.4% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago 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

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.00% ✓
• Cap rate: 16.21%
• Cash-on-cash: 35.40%
• DSCR: 2.58
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.78×
• Total profit: $13,019
• Equity at exit: $28,159

10-year hold

• IRR: 15.2%
• Equity multiple: 3.34×
• Total profit: $39,273
• Equity at exit: $44,375

Cash invested: $16,772 (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 75760

• Home prices YoY: 2.7%
• Active inventory: 19
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$113 /mo · $1,356/yr
• Insurance: −$25
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $68

Break-even live

Break-even rent $1,112

Max offer price $59,900

Occupancy floor 89%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-05
   statusdays on market $59,900 Pending 31 DOM
2. 2026-06-02
   days on market $59,900 Active 29 DOM
3. 2026-06-01
   days on market $59,900 Active 28 DOM
4. 2026-05-31
   days on market $59,900 Active 27 DOM
5. 2026-05-30
   days on market $59,900 Active 26 DOM
6. 2026-05-04
   listed $59,900 Active 698-char remark
7. 2017-08-10
   soldstatus 156-char remark

   Show marketing remark (156 chars)

   2008 Singlewide home with a tag unit on the front. 4.5 acres and totally remodeled in a rural country setting. Awesome price for a home and this many acres.

8. 2016-08-31
   listed $59,900 156-char remark

   Show marketing remark (156 chars)

   2008 Singlewide home with a tag unit on the front. 4.5 acres and totally remodeled in a rural country setting. Awesome price for a home and this many acres.

ⓘ 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: $1,356 · $113/mo
• Projected year-2 tax: $1,356 · $113/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 26 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $14,383
• − Mortgage interest: −$3,355
• − Property taxes: −$1,356
• − Insurance: −$5,418
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$1,743
• Taxable income: $210
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $769/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: Cushing ISD
• NCES district ID: 4816080
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 43% ▼ -8.00%
• Median HH income: $48,904
• Composite: 36.88/100
• National rank: #4548
• State rank: #302 of 826 in TX

Livability — Cushing

• Score: 64/100
• State rank: #768
• US rank: #14009

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,114

Population outlook (Nacogdoches County) Hauer SSP2

• Today (2025): 66,553 people
• By 2030: 66,920 · +0.6%
• By 2040: 66,833 · +0.4%
• By 2050: 66,462 · -0.1%
• By 2075: 65,710 · -1.3%
• By 2100: 62,321 · -6.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 8% Two or more races 7% Black 6% Pacific Islander 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 1% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Nacogdoches

• 2024 margin: Solid R (+38.8) · D 30.2% · R 69.0%
• 2008→2024 swing: -11.3pp toward R · 2008: -27.5pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+31.3 2016: R+35.4 2012: R+36.2 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.36%
• Current HPI: 125.8646
• 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

• 2026-06-05 Pending — Deep East Texas MLS
• 2026-05-04 Listed $59,900 Deep East Texas MLS
• 2017-08-10 Sold (MLS) — LAAR
• 2016-08-31 Listed $59,900 LAAR

Property tax history

+5.0%/yr

Latest (2025): $1,356 · +24.8% YoY. Source: county tax records.