306 Denver Rd · Sunset, TX 76270

$124,900

3 bd · 2.0 ba · 2,632 sqft · Manufactured public records · 30 Days on market

Built 1961 0.86 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Appreciation +4.5/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Almost 1 acre lot in Montague county with large mobile home, multiple living areas, multiple dining areas, split bedroom design, and large, open workshop next to the home. Mature trees surround the property, offering shade, privacy, and a peaceful country setting that’s hard to find in more crowded areas. The existing improvements provide plenty of space for equipment storage, workshop use, hobby projects, or future redevelopment of the property. The home offers an opportunity for homeownership with plenty of space to grow and build onto. Whether you are looking for a rural homesite to renovate, a property to rebuild on, or land with usable structures already in place, this one offers

Key facts

• Split bedroom design
• Large open workshop
• Large mobile home

Tags

• 1 ACRE LOT
• LARGE MOBILE HOME
• MULTIPLE LIVING AREAS
• MULTIPLE DINING AREAS
• SPLIT BEDROOM DESIGN
• LARGE OPEN WORKSHOP

Property features AI

Finance

• Other: Property listed for sale; possession at closing/funding
• Financial info: Listing is Real Estate Owned
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking; Outside parking; Other parking features
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; Residential property; Built in 1961; One story
• Construction: Year built 1961
• Exterior features: Half- to one-acre landscaped lot (approximately 0.862 acre); Will not subdivide

Interior

• Kitchen: Dishwasher; Kitchen on main level (13 x 12)
• Bedrooms: Three bedrooms total; Primary bedroom on main level (16 x 13)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: One-level layout; Two living areas; Two dining areas; Other interior features; Total of 10 rooms
• Laundry & utility: Laundry room on main level (15 x 11)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 1.4% in Sunset — 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 63/100 on livability (#837 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Bowie ISD (town): math 34% / reading 41% proficiency, ranked #469 of 826 in TX (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bowie El (422 students, 65% FRL); Bowie J H (math 34% / reading 40%, grade F, #756 of 1,662 statewide, top 47%, 362 students, 53% FRL); Bowie H S (math 17% / reading 47%, grade F, #1,044 of 1,632 statewide, top 66%, 498 students, 44% FRL).
• Market conditions: 83 active listings in the ZIP; 23 units permitted in Montague County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Montague County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,026 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.34% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.40%
• DSCR: 1.77
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.65×
• Total profit: $22,750
• Equity at exit: $30,002

10-year hold

• IRR: 20.3%
• Equity multiple: 3.04×
• Total profit: $71,406
• Equity at exit: $31,379

Cash invested: $34,972 (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 76270

• Home prices YoY: -0.4%
• Active inventory: 83
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,669 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$104 /mo · $1,250/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $507

Break-even live

Break-even rent $1,027

Max offer price $124,900

Occupancy floor 65%

Sensitivity live

Price	-10% $578	-5% $542	+0% $507	+5% $472	+10% $436
Rent	-10% $375	-5% $441	+0% $507	+5% $573	+10% $639
Rate	-1.0pp $570	-0.5pp $539	base $507	+0.5pp $475	+1.0pp $442

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $124,900 Active 30 DOM
2. 2026-06-21
   days on market $124,900 Active 29 DOM
3. 2026-06-18
   days on market $124,900 Active 27 DOM
4. 2026-06-17
   days on market $124,900 Active 26 DOM
5. 2026-06-16
   days on market $124,900 Active 25 DOM
6. 2026-06-15
   days on market $124,900 Active 24 DOM
7. 2026-06-13
   days on market $124,900 Active 22 DOM
8. 2026-06-12
   days on market $124,900 Active 21 DOM
9. 2026-06-09
   days on market $124,900 Active 18 DOM
10. 2026-06-08
    days on market $124,900 Active 17 DOM
11. 2026-06-08
    days on market $124,900 Active 16 DOM
12. 2026-06-07
    days on market $124,900 Active 15 DOM
13. 2026-06-03
    days on market $124,900 Active 12 DOM
14. 2026-06-02
    days on market $124,900 Active 11 DOM
15. 2026-06-01
    days on market $124,900 Active 10 DOM
16. 2026-05-31
    days on market $124,900 Active 9 DOM
17. 2026-05-22
    listed $124,900 Active
18. 2007-10-01
    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: $1,250 · $104/mo
• Projected year-2 tax: $2,286 · $190/mo
• Expected delta: +$1,035/yr (+$86/mo · 82.8%)

ⓘ 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 · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,026
• − Mortgage interest: −$6,996
• − Property taxes: −$1,250
• − Insurance: −$624
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$3,633
• Taxable income: $4,317
• Est. tax owed @ 24.0%: −$1,036
• After-tax cash flow: $5,050/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: Bowie ISD
• NCES district ID: 4810990
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 41% ▼ -2.00%
• Median HH income: $45,720
• Composite: 31.99/100
• National rank: #5836
• State rank: #469 of 826 in TX

Livability — Sunset

• Score: 63/100
• State rank: #837
• US rank: #15083

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sunset, TX
• City population: 2,252
• Population (ZIP): 2,252

Population outlook (Montague County) Hauer SSP2

• Today (2025): 18,216 people
• By 2030: 17,603 · -3.4%
• By 2040: 16,451 · -9.7%
• By 2050: 15,424 · -15.3%
• By 2075: 13,365 · -26.6%
• By 2100: 10,998 · -39.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 13% Two or more races 3% Black 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Iranian 4% Serbian 3% Portuguese 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Montague

• 2024 margin: Solid R (+77.7) · D 10.9% · R 88.5%
• 2008→2024 swing: -19.2pp toward R · 2008: -58.5pp · 2024: -77.7pp
• All cycles: 2024: R+77.7 2020: R+76.6 2016: R+77.2 2012: R+70.1 2008: R+58.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.02%
• Current HPI: 248.7938
• 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

2 events — show timeline

• 2026-05-22 Listed $124,900 NTREIS
• 2007-10-01 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,250 · +0.0% YoY. Source: county tax records.