294 Virginia Ave · Hallsville, TX 75650

$144,950

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 15 Days on market

Built 1997 0.45 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 +26.7/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated countryside retreat! This stunning 3-bedroom, 2-bathroom mobile home sits on a generous 0.5-acre lot in the highly sought-after Hallsville Independent School District, offering the perfect blend of modern living and peaceful outdoor space.

Key facts

• Updated mobile home
• Generous lot
• 0.45 acre lot

Tags

• UPDATED MOBILE HOME
• GENEROUS LOT

Property features AI

Exterior

• Home design: Manufactured home; Residential property
• Exterior features: Wood fencing

Interior

• Bedrooms: 2 full bathrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Central air conditioning
• Interior features: Electric water heater; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#117 in TX, #3,765 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Hallsville ISD (town): math 30% / reading 40% proficiency, ranked #490 of 826 in TX (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 168 active listings in the ZIP; 85 units permitted in Harrison County in 2024 (15 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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,775 (1.5% 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 9.53%
• Cash-on-cash: 11.54%
• DSCR: 1.51
• 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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,309
• Equity at exit: $21,613

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $32,871
• Equity at exit: $12,533

Cash invested: $40,586 (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 75650

• Home prices YoY: -27.9%
• Active inventory: 168
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,566 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$26 /mo · $310/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $390

Break-even live

Break-even rent $1,071

Max offer price $144,950

Occupancy floor 70%

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: $36,238
• Closing costs: $4,348
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $144,950 Active 15 DOM
2. 2026-06-18
   days on market $144,950 Active 14 DOM
3. 2026-06-17
   days on market $144,950 Active 13 DOM
4. 2026-06-16
   days on market $144,950 Active 12 DOM
5. 2026-06-15
   days on market $144,950 Active 11 DOM
6. 2026-06-14
   days on market $144,950 Active 9 DOM
7. 2026-06-13
   days on market $144,950 Active 8 DOM
8. 2026-06-10
   days on market $144,950 Active 6 DOM
9. 2026-06-09
   days on market $144,950 Active 5 DOM
10. 2026-06-09
    price $144,950 Active 4 DOM
11. 2026-06-08
    days on market $160,000 Active 4 DOM
12. 2026-06-07
    days on market $160,000 Active 3 DOM
13. 2026-06-05
    remarks 275-char remark
14. 2026-06-05
    listed $160,000 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: $310 · $26/mo
• Projected year-2 tax: $2,653 · $221/mo
• Expected delta: +$2,343/yr (+$195/mo · 755.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,787
• − Mortgage interest: −$8,119
• − Property taxes: −$310
• − Insurance: −$725
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$4,217
• Taxable income: $2,410
• Est. tax owed @ 24.0%: −$578
• After-tax cash flow: $4,107/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: Hallsville ISD
• NCES district ID: 4822170
• Math proficiency: 30% ▼ -2.00%
• Reading proficiency: 40% ▲ 2.00%
• Median HH income: $57,770
• Composite: 31.05/100
• National rank: #6081
• State rank: #490 of 826 in TX

Livability — Hallsville

• Score: 76/100
• State rank: #117
• US rank: #3765

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,233

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 68,691 people
• By 2030: 69,317 · +0.9%
• By 2040: 69,973 · +1.9%
• By 2050: 70,090 · +2.0%
• By 2075: 70,607 · +2.8%
• By 2100: 67,546 · -1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 8% Black 6% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 3% Italian 2% Iranian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+50.6) · D 24.4% · R 75.0%
• 2008→2024 swing: -19.2pp toward R · 2008: -31.4pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+45.6 2016: R+43.9 2012: R+34.6 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.30%
• Current HPI: 163.1524
• 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

5 events — show timeline

• 2026-06-05 Listed $160,000 LAAR
• 2023-06-20 Sold (Public Records) — Public Records
• 2017-03-30 Sold (Public Records) — Public Records
• 2008-09-17 Sold (Public Records) — Public Records
• 2000-06-08 Sold (Public Records) — Public Records

Property tax history

-7.4%/yr

Latest (2025): $310 · +17.4% YoY. Source: county tax records.