1664 County Road 4925 · Trenton, TX 75490

$249,900

3 bd · 2.0 ba · 1,176 sqft · Manufactured public records · 4 Days on market

Built 1999 2.05 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 +14.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +3.3/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautiful 2.054 acres with a 30X50 Shop, concrete floor, engine lift, ceiling is insulated, with electric, 16X8 storage room within. Car port in front of workshop. Attached awning on the side. 1999 Doublewide, 1176 sq ft, 3 bedrooms with 2 baths can be lived in while dream home is built. 12X12X8 out building being built for extra storage. Lots of potential out of the City Limits. Sheep on premises in a large fenced in area. Can go with property sale. No Known Restrictions. Make an Appointment and Come out and take a look around.

Key facts

• Car port
• 16x8 storage room
• Engine lift

Tags

• 30X50 SHOP
• CONCRETE FLOOR
• ENGINE LIFT
• INSULATED CEILING
• 16X8 STORAGE ROOM
• CAR PORT

Property features AI

Finance

• Other: No known restrictions; Possession at closing/funding or subject to lease; Survey available
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage with 4 spaces; Covered parking for 4 vehicles; 2-car carport; Gravel parking area; Workshop space in the garage
• Utilities: Aerobic septic; Co-op electric; Co-op water; Outside city limits
• Home design: Single-family residence; One story
• Construction: Built in 1999; Metal roof; Block foundation
• Exterior features: Storage; Other exterior features; Acreage lot (about 2.05 acres)

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level (including a primary bedroom)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Window cooling units
• Interior features: Eat-in kitchen; One living area; One dining area; Room count: 5
• Laundry & utility: Full-size washer/dryer area; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $70 ($846/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (17.2% below list).
• Recommended offer: $207k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.7% in Trenton — 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 59/100 on livability (#1,108 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment B+; Watch: crime D, amenities F, commute F.
• Trenton ISD (rural): math 27% / reading 43% proficiency, ranked #483 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Trenton El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 299 students, 46% FRL).
• Market conditions: 165 active listings in the ZIP; 82 units permitted in Fannin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Fannin County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $206,842 (17.2% below list)

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. 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?
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: 0.83% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 3.01×
• Total profit: $140,523
• Equity at exit: $225,130

10-year hold

• IRR: 22.2%
• Equity multiple: 6.86×
• Total profit: $410,147
• Equity at exit: $485,501

Cash invested: $69,972 (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 75490

• Home prices YoY: 5.6%
• Active inventory: 165
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,068 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$149 /mo · $1,787/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $70

Break-even live

Break-even rent $1,979

Max offer price $249,900

Occupancy floor 92%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-18
   days on market $249,900 Active 4 DOM
2. 2026-06-17
   days on market $249,900 Active 3 DOM
3. 2026-06-16
   days on market $249,900 Active 2 DOM
4. 2026-06-15
   remarks 534-char remark
5. 2026-06-15
   listed $249,900 Active 1 DOM

ⓘ 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: $1,787 · $149/mo
• Projected year-2 tax: $4,573 · $381/mo
• Expected delta: +$2,786/yr (+$232/mo · 155.9%)

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

Taxation est. · year 1

• Rental income: $24,821
• − Mortgage interest: −$13,998
• − Property taxes: −$1,787
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,986
• − Management: −$1,986
• − Depreciation: −$7,270
• Taxable loss: −$3,455
• Est. tax savings @ 24.0%: +$829
• After-tax cash flow: $1,675/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: Trenton ISD
• NCES district ID: 4843140
• Math proficiency: 27% ▼ -16.00%
• Reading proficiency: 43% ▼ -11.00%
• Median HH income: $61,383
• Composite: 31.38/100
• National rank: #5993
• State rank: #483 of 826 in TX

Livability — Trenton

• Score: 59/100
• State rank: #1108
• US rank: #19614

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,024

Population outlook (Fannin County) Hauer SSP2

• Today (2025): 33,423 people
• By 2030: 33,035 · -1.2%
• By 2040: 32,250 · -3.5%
• By 2050: 31,462 · -5.9%
• By 2075: 29,447 · -11.9%
• By 2100: 25,459 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 8% Black 5%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 1%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Fannin

• 2024 margin: Solid R (+67.4) · D 15.9% · R 83.3%
• 2008→2024 swing: -27.8pp toward R · 2008: -39.6pp · 2024: -67.4pp
• All cycles: 2024: R+67.4 2020: R+63.4 2016: R+61.9 2012: R+52.5 2008: R+39.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.09%
• Current HPI: 301.2127
• 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

4 events — show timeline

• 2026-06-14 Listed $249,900 NTREIS
• 2026-01-30 Sold (Public Records) — Public Records
• 2018-04-06 Sold (Public Records) — Public Records
• 2004-03-31 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,787 · +4.7% YoY. Source: county tax records.