618 E 6th St Unit B · Blum, TX 76627

$179,000

3 bd · 2.0 ba · 1,039 sqft · Manufactured · 122 Days on market

Built 2023 8,712 sqft lot ↓ 5% since listing

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Why this score? — see what drove the D- 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).

• Appreciation +8.9/10.0
• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Schools +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0

Listing remarks MLS

Owner financing available!!! Welcome to this brand new 3 bedroom, 2 bath cutie tucked away in a quiet, small town setting where life feels a little slower and a lot sweeter. Set on a completely fenced lot with large, mature trees, this home offers the perfect mix of new construction comfort and established charm. Inside, you’ll find a fresh, functional layout designed for easy living, with bright spaces, cozy bedrooms, and everything brand new from top to bottom so all you have to do is move in and enjoy. Whether you’re sipping coffee under the trees, letting pets roam freely, or hosting low key get togethers, this home makes everyday moments feel special. Affordable, adorable, and ready for its first owner, this is small town living done right

Key facts

• New construction
• Functional layout
• Fenced lot

Tags

• FENCED LOT
• MATURE TREES
• NEW CONSTRUCTION
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $-297 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (24.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (33.5% below list).
• Recommended offer: $119k (33.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#956 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, health & safety D+, crime F.
• Blum ISD (rural): math 55% / reading 45% proficiency, ranked #366 of 1,141 in TX (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 39 active listings in the ZIP; 65 units permitted in Hill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (7.9% local appreciation)).
• Hill County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,946 (33.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.66% ✗
• Cap rate: 4.30%
• Cash-on-cash: -7.12%
• DSCR: 0.68
• GRM: 12.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 2.06×
• Total profit: $53,370
• Equity at exit: $134,452

10-year hold

• IRR: 14.3%
• Equity multiple: 4.37×
• Total profit: $168,909
• Equity at exit: $265,430

Cash invested: $50,120 (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 76627

• Home prices YoY: 3.2%
• Active inventory: 39
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,189 medium
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-297

Break-even live

Break-even rent $1,566

Max offer price $135,972

Occupancy floor —

Sensitivity live

Price	-10% $-174	-5% $-236	+0% $-297	+5% $-359	+10% $-421
Rent	-10% $-391	-5% $-344	+0% $-297	+5% $-250	+10% $-203
Rate	-1.0pp $-207	-0.5pp $-252	base $-297	+0.5pp $-344	+1.0pp $-391

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-09
   days on market $179,000 Active 122 DOM
2. 2026-06-08
   days on market $179,000 Active 121 DOM
3. 2026-06-08
   days on market $179,000 Active 120 DOM
4. 2026-06-05
   days on market $179,000 Active 118 DOM
5. 2026-06-03
   days on market $179,000 Active 116 DOM
6. 2026-06-02
   days on market $179,000 Active 115 DOM
7. 2026-06-01
   days on market $179,000 Active 114 DOM
8. 2026-05-31
   days on market $179,000 Active 113 DOM
9. 2026-02-25
   price $179,000 766-char remark

   Show marketing remark (766 chars)

   Owner financing available!!! Welcome to this brand new 3 bedroom, 2 bath cutie tucked away in a quiet, small town setting where life feels a little slower and a lot sweeter. Set on a completely fenced lot with large, mature trees, this home offers the perfect mix of new construction comfort and established charm. Inside, you’ll find a fresh, functional layout designed for easy living, with bright spaces, cozy bedrooms, and everything brand new from top to bottom so all you have to do is move in and enjoy. Whether you’re sipping coffee under the trees, letting pets roam freely, or hosting low key get togethers, this home makes everyday moments feel special. Affordable, adorable, and ready for its first owner, this is small town living done right

10. 2026-02-06
    listed $189,000 Active 766-char remark

    Show marketing remark (766 chars)

    Owner financing available!!! Welcome to this brand new 3 bedroom, 2 bath cutie tucked away in a quiet, small town setting where life feels a little slower and a lot sweeter. Set on a completely fenced lot with large, mature trees, this home offers the perfect mix of new construction comfort and established charm. Inside, you’ll find a fresh, functional layout designed for easy living, with bright spaces, cozy bedrooms, and everything brand new from top to bottom so all you have to do is move in and enjoy. Whether you’re sipping coffee under the trees, letting pets roam freely, or hosting low key get togethers, this home makes everyday moments feel special. Affordable, adorable, and ready for its first owner, this is small town living done right

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

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 ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,274
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$5,207
• Taxable loss: −$6,824
• Est. tax savings @ 24.0%: +$1,638
• After-tax cash flow: $-1,930/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: Blum ISD
• NCES district ID: 4810650
• Math proficiency: 55% ▬ 0.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $46,349
• Composite: 44.48/100
• National rank: #6079
• State rank: #366 of 1141 in TX

Livability — Blum

• Score: 62/100
• State rank: #956
• US rank: #17017

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blum, TX
• Population (ZIP): 1,399

Population outlook (Hill County) Hauer SSP2

• Today (2025): 34,013 people
• By 2030: 33,289 · -2.1%
• By 2040: 31,688 · -6.8%
• By 2050: 30,100 · -11.5%
• By 2075: 26,818 · -21.2%
• By 2100: 22,918 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 15% Two or more races 7%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2% Cuban 1%
• Common ancestry: Serbian 2% Portuguese 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Hill

• 2024 margin: Solid R (+64.4) · D 17.5% · R 81.8%
• 2008→2024 swing: -23.0pp toward R · 2008: -41.4pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+60.7 2016: R+58.4 2012: R+53.0 2008: R+41.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.87%
• Current HPI: 252.092
• 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

-5.3% since first listed

2 events — show timeline

• 2026-02-25 Price Changed $179,000 NTREIS
• 2026-02-06 Listed $189,000 NTREIS