327 County Road 160 · Callisburg, TX 76273

$151,000

4 bd · 2.0 ba · 2,280 sqft · Manufactured public records · 21 Days on market

Built 2008 1.00 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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4-2 home with 2 living areas on one acre of country living. Great open kitchen, brkfst bar. Dual vanities in master bath, wood decks. HUD HOME TO BE SOLD AS-IS, ELECTRONIC BID DEADLINE 4-4-10 AT 11:59 PM, PST, THEN DAILY BIDS OPEN - HUD CASE #492-804562 -BUYER TO VERIFY ALL INFORMATION. SQUARE FOOTAGE INFORMATION IS FROM THE FHA APPRAISAL AND IS DEEMED RELIABLE BUT NOT GUARANTEED

Key facts

• 1 acre lot
• Built 2008
• Listed 20 days

Property features AI

Finance

• Other: Lot size approximately 1.0 acre; Will not subdivide; Parcel number 26134
• Financial info: Listing for sale — cash offers; Loan type treated as clear; No second mortgage
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: Co-op electric; Co-op water
• Home design: Single-family residence; Residential property; One story; Built in 2008; Subdivision: Cedarcrest Add
• Construction: Built in 2008
• Exterior features: Interior lot; Utilities easement; Gravel/rock on property

Interior

• Kitchen: Dishwasher
• Bedrooms: 4 bedrooms (all on first floor); Primary bedroom on first floor
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floor plan; Cable TV available; Five total rooms; One living area; One dining area; One-level living

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $151k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $151k).
• Recommended offer: $149k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#833 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime D+, amenities F, commute F.
• Whitesboro ISD (town): math 43% / reading 46% proficiency, ranked #272 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Whitesboro Int (math 39% / reading 46%, grade F, #1,313 of 4,322 statewide, top 31%, 386 students, 58% FRL).
• Market conditions: 283 active listings in the ZIP; 190 units permitted in Cooke County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,735 (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. 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: 1.25% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.57%
• DSCR: 1.56
• GRM: 6.7

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $3,777
• Equity at exit: $22,515

10-year hold

• IRR: 11.9%
• Equity multiple: 1.94×
• Total profit: $39,737
• Equity at exit: $13,056

Cash invested: $42,280 (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 76273

• Home prices YoY: -15.7%
• Active inventory: 283
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,881 medium
• Mortgage (P&I): −$792
• Tax from tax record: −$188 /mo · $2,259/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $443

Break-even live

Break-even rent $1,320

Max offer price $151,000

Occupancy floor 71%

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: $37,750
• Closing costs: $4,530
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $151,000 Active 21 DOM
2. 2026-06-18
   days on market $151,000 Active 20 DOM
3. 2026-06-17
   days on market $151,000 Active 19 DOM
4. 2026-06-16
   days on market $151,000 Active 18 DOM
5. 2026-06-15
   days on market $151,000 Active 17 DOM
6. 2026-06-14
   days on market $151,000 Active 15 DOM
7. 2026-06-12
   days on market $151,000 Active 14 DOM
8. 2026-06-09
   days on market $151,000 Active 11 DOM
9. 2026-06-08
   days on market $151,000 Active 10 DOM
10. 2026-06-03
    days on market $151,000 Active 5 DOM
11. 2026-06-02
    days on market $151,000 Active 4 DOM
12. 2026-06-01
    days on market $151,000 Active 3 DOM
13. 2026-05-31
    days on market $151,000 Active 2 DOM
14. 2026-05-29
    listed $151,000 Active
15. 2013-02-25
    soldstatus
16. 2012-02-15
    soldstatus
17. 2010-08-13
    soldstatus
18. 2010-06-03
    soldstatus 382-char remark

    Show marketing remark (382 chars)

    4-2 home with 2 living areas on one acre of country living. Great open kitchen, brkfst bar. Dual vanities in master bath, wood decks. HUD HOME TO BE SOLD AS-IS, ELECTRONIC BID DEADLINE 4-4-10 AT 11:59 PM, PST, THEN DAILY BIDS OPEN - HUD CASE #492-804562 -BUYER TO VERIFY ALL INFORMATION. SQUARE FOOTAGE INFORMATION IS FROM THE FHA APPRAISAL AND IS DEEMED RELIABLE BUT NOT GUARANTEED

19. 2010-04-12
    historical 382-char remark

    Show marketing remark (382 chars)

    4-2 home with 2 living areas on one acre of country living. Great open kitchen, brkfst bar. Dual vanities in master bath, wood decks. HUD HOME TO BE SOLD AS-IS, ELECTRONIC BID DEADLINE 4-4-10 AT 11:59 PM, PST, THEN DAILY BIDS OPEN - HUD CASE #492-804562 -BUYER TO VERIFY ALL INFORMATION. SQUARE FOOTAGE INFORMATION IS FROM THE FHA APPRAISAL AND IS DEEMED RELIABLE BUT NOT GUARANTEED

20. 2010-01-26
    listed $48,000 382-char remark

    Show marketing remark (382 chars)

    4-2 home with 2 living areas on one acre of country living. Great open kitchen, brkfst bar. Dual vanities in master bath, wood decks. HUD HOME TO BE SOLD AS-IS, ELECTRONIC BID DEADLINE 4-4-10 AT 11:59 PM, PST, THEN DAILY BIDS OPEN - HUD CASE #492-804562 -BUYER TO VERIFY ALL INFORMATION. SQUARE FOOTAGE INFORMATION IS FROM THE FHA APPRAISAL AND IS DEEMED RELIABLE BUT NOT GUARANTEED

21. 2008-10-31
    soldstatus

ⓘ 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: $2,259 · $188/mo
• Projected year-2 tax: $2,763 · $230/mo
• Expected delta: +$505/yr (+$42/mo · 22.4%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,572
• − Mortgage interest: −$8,458
• − Property taxes: −$2,259
• − Insurance: −$755
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − Depreciation: −$4,393
• Taxable income: $3,096
• Est. tax owed @ 24.0%: −$743
• After-tax cash flow: $4,573/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: Whitesboro ISD
• NCES district ID: 4845630
• Math proficiency: 43% ▼ -14.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $49,672
• Composite: 38.19/100
• National rank: #4260
• State rank: #272 of 826 in TX

Livability — Callisburg

• Score: 63/100
• State rank: #833
• US rank: #15037

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): 11,019

Population outlook (Cooke County) Hauer SSP2

• Today (2025): 39,965 people
• By 2030: 39,974 · +0.0%
• By 2040: 39,772 · -0.5%
• By 2050: 39,258 · -1.8%
• By 2075: 37,262 · -6.8%
• By 2100: 33,363 · -16.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Two or more races 7% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Portuguese 1% Slovak 1%
• Foreign-born: 4% · South Korea, Canada
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Cooke

• 2024 margin: Solid R (+66.9) · D 16.2% · R 83.1%
• 2008→2024 swing: -8.2pp toward R · 2008: -58.7pp · 2024: -66.9pp
• All cycles: 2024: R+66.9 2020: R+65.2 2016: R+68.1 2012: R+67.6 2008: R+58.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.19%
• Current HPI: 264.3677
• 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

+214.6% since first listed

8 events — show timeline

• 2026-05-29 Listed $151,000 NTREIS
• 2013-02-25 Sold (Public Records) — Public Records
• 2012-02-15 Sold (Public Records) — Public Records
• 2010-08-13 Sold (Public Records) — Public Records
• 2010-06-03 Sold (MLS) — NTREIS
• 2010-04-12 Listing Removed — NTREIS
• 2010-01-26 Listed $48,000 NTREIS
• 2008-10-31 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,259 · +11.3% YoY. Source: county tax records.