14156 S US Highway 69 · Huntington, TX 75949

$149,000

3 bd · 2.0 ba · 1,848 sqft · Manufactured · 53 Days on market

Built 1982 Fair condition 3.65 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 +15.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Are you looking for an investment property or you very own personal property. This 3.65 acre tract has 3 mobile homes on it with room to add some more. Two additional lots are ready for a mobile home. Total of 5 electric poles and 2 septic tanks, property shares 1 water meter.

Key facts

• 3.65 acre lot
• Built 1982
• Listed 52 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water
• Home design: Residential mobile home
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Approximately 3.65 acres lot

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central Air; Electric heating
• Interior features: Carpet and vinyl flooring; Central air conditioning; Electric heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $149k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $53 ($634/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 $137k (8.0% below list).
• Recommended offer: $137k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.0% in Huntington — 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 64/100 on livability (#808 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: schools C-, amenities F, commute F.
• Huntington ISD (rural): math 46% / reading 42% proficiency, ranked #303 of 826 in TX (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 113 active listings in the ZIP; 120 units permitted in Angelina County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Recommended offer $137,025 (8.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 9.1

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: 25.4%
• Equity multiple: 3.03×
• Total profit: $84,532
• Equity at exit: $134,231

10-year hold

• IRR: 22.4%
• Equity multiple: 6.90×
• Total profit: $246,331
• Equity at exit: $289,474

Cash invested: $41,720 (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 75949

• Home prices YoY: 19.1%
• Active inventory: 113
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,370 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $53

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 91%

Sensitivity live

Price	-10% $156	-5% $104	+0% $53	+5% $1	+10% $-50
Rent	-10% $-55	-5% $-1	+0% $53	+5% $107	+10% $161
Rate	-1.0pp $128	-0.5pp $91	base $53	+0.5pp $14	+1.0pp $-25

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $149,000 Active 53 DOM
2. 2026-06-18
   days on market $149,000 Active 52 DOM
3. 2026-06-17
   days on market $149,000 Active 51 DOM
4. 2026-06-17
   remarks 277-char remark
5. 2026-06-16
   days on market $149,000 Active 50 DOM
6. 2026-06-15
   days on market $149,000 Active 49 DOM
7. 2026-06-14
   days on market $149,000 Active 47 DOM
8. 2026-06-13
   days on market $149,000 Active 46 DOM
9. 2026-06-10
   days on market $149,000 Active 44 DOM
10. 2026-06-09
    days on market $149,000 Active 43 DOM
11. 2026-06-08
    days on market $149,000 Active 42 DOM
12. 2026-06-07
    days on market $149,000 Active 41 DOM
13. 2026-06-03
    days on market $149,000 Active 37 DOM
14. 2026-06-02
    days on market $149,000 Active 36 DOM
15. 2026-06-01
    days on market $149,000 Active 35 DOM
16. 2026-05-31
    days on market $149,000 Active 34 DOM
17. 2026-05-30
    days on market $149,000 Active 33 DOM
18. 2025-07-21
    listed $149,000 Active 276-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,443
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$4,335
• Taxable loss: −$1,849
• Est. tax savings @ 24.0%: +$444
• After-tax cash flow: $1,077/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 · 13 photos

Fair 45/100 Moderate rehab

This property requires significant exterior repairs and maintenance, but has potential for substantial value increase with proper renovations.

Repairs flagged

• Major Overgrown vegetation — Needs trimming and clearing
• Major Debris — Needs removal
• Major Fencing — Needs repair or replacement
• Major Landscaping — Needs trimming and clearing

Value-add opportunities

• Resale Painting exterior walls — Fresh paint enhances curb appeal
• Resale Landscaping and clearing overgrown vegetation — Aesthetic improvement boosts curb appeal
• Resale Inspecting and repairing roof — A functional roof improves property value
• Resale Rehabilitating fencing — Aesthetic improvement boosts curb appeal
• Resale Rehabilitating landscaping — Aesthetic improvement boosts curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Overgrown vegetation · Needs trimming and clearing	Major	$15,000–50,000
Debris · Needs removal	Major	$15,000–50,000
Fencing · Needs repair or replacement	Major	$15,000–50,000
Landscaping · Needs trimming and clearing	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Painting exterior walls — Fresh paint enhances curb appeal ↑
• Resale Landscaping and clearing overgrown vegetation — Aesthetic improvement boosts curb appeal ↑
• Resale Inspecting and repairing roof — A functional roof improves property value ↑
• Resale Rehabilitating fencing — Aesthetic improvement boosts curb appeal ↑
• Resale Rehabilitating landscaping — Aesthetic improvement boosts curb 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: Huntington ISD
• NCES district ID: 4824000
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 42% ▼ -1.00%
• Median HH income: $39,651
• Composite: 36.85/100
• National rank: #4554
• State rank: #303 of 826 in TX

Livability — Huntington

• Score: 64/100
• State rank: #808
• US rank: #14708

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,041

Population outlook (Angelina County) Hauer SSP2

• Today (2025): 90,174 people
• By 2030: 90,697 · +0.6%
• By 2040: 91,291 · +1.2%
• By 2050: 91,168 · +1.1%
• By 2075: 88,961 · -1.3%
• By 2100: 80,590 · -10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Lithuanian 3% Italian 2% Iranian 2%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Angelina

• 2024 margin: Solid R (+52.0) · D 23.7% · R 75.7%
• 2008→2024 swing: -17.0pp toward R · 2008: -35.0pp · 2024: -52.0pp
• All cycles: 2024: R+52.0 2020: R+46.1 2016: R+47.3 2012: R+43.9 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 48.97%
• Current HPI: 304.757
• 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

1 event — show timeline

• 2025-07-21 Listed $149,000 Deep East Texas MLS