786 Holiday Village Dr · Quitman, TX 75783

$149,900

2 bd · 1.0 ba · 918 sqft · Manufactured · 194 Days on market

Manufactured home Built 2025 Good condition 5,000 sqft lot $163/sqft · at area comps Est $154k · at est. $52/mo HOA · 6% of rent ↓ 5% since listing

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Why this score? — see what drove the F 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).

• ARV discount +8.6/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Cash flow +3.9/30.0
• Livability +3.8/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0
• Manufactured-home adj. -2.4

Listing remarks MLS

Brand New 2025 Champion Home in Holiday Village! This 2-bedroom, 1-bath Champion home offers 918 sq ft (17’ x 54’) of well-designed living space plus an 8’ covered porch — perfect for relaxing after a day on the lake. The home features an open living and kitchen layout, two comfortable bedrooms, and a thoughtfully designed bathroom located near the primary bedroom with a separate private entry from the master for added convenience. Situated on a 50’ x 100’ lot and just a short walk to: • Clubhouse • Community swimming pool • Playground • Basketball court Holiday Village also offers TWO private boat ramps into Lake Fork plus a community fishing pier — making this an ideal full-time residence, weekend retreat, or investment property for anglers and lake lovers. Enjoy gated community living with easy lake access and modern 2025 construction.

Key facts

• Covered porch
• Easy lake access
• Private boat ramps

Tags

• COVERED PORCH
• OPEN LIVING AND KITCHEN LAYOUT
• PRIVATE BOAT RAMPS
• COMMUNITY FISHING PIER
• GATED COMMUNITY LIVING
• EASY LAKE ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-428 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $88k (41.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $84k (44.3% below list).
• Recommended offer: $84k (44.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#106 in TX, #3,504 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Quitman ISD (town): math 36% / reading 47% proficiency, ranked #381 of 826 in TX (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Quitman El (math 40% / reading 43%, grade F, #1,437 of 4,322 statewide, top 34%, 581 students, 64% FRL); Quitman J H (math 38% / reading 44%, grade F, #613 of 1,662 statewide, top 38%, 270 students, 58% FRL); Quitman H S (math 22% / reading 62%, grade F, #730 of 1,632 statewide, top 47%, 365 students, 53% FRL).
• Market conditions: 297 active listings in the ZIP; 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).
• This rent is only 16% of the median local income ($62k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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.
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Recommended offer $83,519 (44.3% 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 194 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.56% ✗
• Cap rate: 2.87%
• Cash-on-cash: -12.24%
• DSCR: 0.46
• GRM: 15.0

CMA / ARV

• ARV (median comp): $153,638
• List price: $149,900
• Delta: -2.43%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
824 Holiday Village Dr	0.04mi	2/2.0	896 (-2%)	14mo	$164,900	$184	78
340 Apache	0.09mi	2/1.0	800 (-13%)	1mo	$168,275	$210	74
349 Arapaho	0.59mi	2/1.0	936 (+2%)	6mo	$169,900	$182	64
596 County Road 1214	0.30mi	3/2.0 (+1)	938 (+2%)	16mo	$187,500	$200	60
741 Waterfront Row	0.53mi	2/2.0	992 (+8%)	1mo	$159,900	$161	57
445 Comanche	0.30mi	1/1.0 (-1)	850 (-7%)	17mo	$104,900	$123	55
215 Indian Gap	0.62mi	2/2.0	896 (-2%)	15mo	$189,900	$212	51
210 Concho	0.33mi	2/1.0	1,024 (+12%)	18mo	$175,000	$171	51
161 Pillsbury Cir	0.25mi	1/1.0 (-1)	720 (-22%)	10mo	$190,000	$264	50
399 Cheyenne	0.30mi	3/2.0 (+1)	1,120 (+22%)	17mo	$89,900	$80	38
150 Private Road 5184	0.99mi	2/1.0	1,084 (+18%)	17mo	$285,000	$263	26
179 Wichita	0.75mi	2/2.0	1,100 (+20%)	13mo	$275,000	$250	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -38.9%
• Equity multiple: -0.23×
• Total profit: $-51,513
• Equity at exit: $22,351

10-year hold

• IRR: -59.4%
• Equity multiple: -0.90×
• Total profit: $-79,787
• Equity at exit: $12,961

Cash invested: $41,972 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 2 under contract
• Months of supply: 30.0 mo (3%/mo absorbed)
• Median asking: $155,000 ($161/sqft)
• Median days on market: 176 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: +3.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75783

• Home prices YoY: -9.6%
• Active inventory: 297
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $835 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$52
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $-428

Break-even live

Break-even rent $1,377

Max offer price $87,950

Occupancy floor —

Sensitivity live

Price	-10% $-325	-5% $-376	+0% $-428	+5% $-480	+10% $-532
Rent	-10% $-494	-5% $-461	+0% $-428	+5% $-395	+10% $-362
Rate	-1.0pp $-353	-0.5pp $-390	base $-428	+0.5pp $-467	+1.0pp $-506

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: $37,475
• Closing costs: $4,497
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

HOA detail $52/mo · $624/yr

• Likely covers: poolsecurity

Listing history 50 events

1. 2026-08-25
   days on market $149,900 Active 194 DOM
2. 2026-08-24
   days on market $149,900 Active 193 DOM
3. 2026-08-23
   days on market $149,900 Active 192 DOM
4. 2026-08-22
   days on market $149,900 Active 191 DOM
5. 2026-08-21
   days on market $149,900 Active 190 DOM
6. 2026-08-20
   days on market $149,900 Active 189 DOM
7. 2026-08-19
   days on market $149,900 Active 188 DOM
8. 2026-08-18
   days on market $149,900 Active 187 DOM
9. 2026-08-17
   days on market $149,900 Active 186 DOM
10. 2026-08-16
    days on market $149,900 Active 185 DOM
11. 2026-08-15
    days on market $149,900 Active 184 DOM
12. 2026-08-14
    days on market $149,900 Active 183 DOM
13. 2026-08-13
    days on market $149,900 Active 182 DOM
14. 2026-08-12
    days on market $149,900 Active 181 DOM
15. 2026-08-11
    days on market $149,900 Active 180 DOM
16. 2026-08-10
    days on market $149,900 Active 179 DOM
17. 2026-08-09
    days on market $149,900 Active 178 DOM
18. 2026-08-08
    days on market $149,900 Active 177 DOM
19. 2026-08-07
    days on market $149,900 Active 176 DOM
20. 2026-08-06
    days on market $149,900 Active 175 DOM
21. 2026-08-05
    days on market $149,900 Active 174 DOM
22. 2026-08-04
    days on market $149,900 Active 173 DOM
23. 2026-08-03
    days on market $149,900 Active 172 DOM
24. 2026-07-31
    days on market $149,900 Active 169 DOM
25. 2026-07-30
    days on market $149,900 Active 168 DOM
26. 2026-07-29
    days on market $149,900 Active 167 DOM
27. 2026-07-27
    days on market $149,900 Active 165 DOM
28. 2026-07-26
    days on market $149,900 Active 164 DOM
29. 2026-07-24
    days on market $149,900 Active 162 DOM
30. 2026-07-23
    days on market $149,900 Active 161 DOM
31. 2026-07-22
    days on market $149,900 Active 160 DOM
32. 2026-07-21
    days on market $149,900 Active 159 DOM
33. 2026-07-20
    days on market $149,900 Active 158 DOM
34. 2026-07-18
    days on market $149,900 Active 156 DOM
35. 2026-07-17
    days on market $149,900 Active 155 DOM
36. 2026-07-14
    days on market $149,900 Active 152 DOM
37. 2026-07-13
    days on market $149,900 Active 151 DOM
38. 2026-07-12
    days on market $149,900 Active 150 DOM
39. 2026-07-11
    days on market $149,900 Active 149 DOM
40. 2026-07-10
    days on market $149,900 Active 148 DOM
41. 2026-07-09
    pricedays on market $149,900 Active 147 DOM
42. 2026-07-08
    days on market $154,900 Active 145 DOM
43. 2026-07-06
    days on market $154,900 Active 144 DOM
44. 2026-07-05
    days on market $154,900 Active 143 DOM
45. 2026-07-05
    days on market $154,900 Active 142 DOM
46. 2026-07-03
    days on market $154,900 Active 141 DOM
47. 2026-07-02
    days on market $154,900 Active 140 DOM
48. 2026-07-01
    days on market $154,900 Active 139 DOM
49. 2026-06-30
    days on market $154,900 Active 138 DOM
50. 2026-06-29
    days on market $154,900 Active 137 DOM

ⓘ 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: $10,022
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$802
• − Management: −$802
• − HOA: −$624
• − Depreciation: −$4,361
• Taxable loss: −$7,961
• Est. tax savings @ 24.0%: +$1,911
• After-tax cash flow: $-3,227/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 · 12 photos

Good 80/100 None rehab

This 2025 Champion home in Holiday Village is in excellent condition with modern finishes and a well-maintained exterior. It offers a good return on investment with updates that can further increase its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and can increase value ↑
• Both Replace air conditioning unit — Modern unit is efficient and can increase value ↑
• Both Install smart home devices — Improves convenience and can increase value ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Quitman El F TX #1,437/4,322 Nat'l #18,859/41,679 Middle Quitman J H F TX #613/1,662 Nat'l #5,727/14,009 High Quitman H S F TX #730/1,632 Nat'l #7,572/17,239

Schools (NCES district)

• District: Quitman ISD
• NCES district ID: 4836300
• Math proficiency: 36% ▼ -15.00%
• Reading proficiency: 47% ▼ -4.00%
• Median HH income: $42,081
• Composite: 34.94/100
• National rank: #5063
• State rank: #381 of 826 in TX

B Composite livability gradescore 76/100

Livability — Quitman

• Score: 76/100
• State rank: #106
• US rank: #3504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wood · 46,480 people
• Population (ZIP): 8,011
• Household income: $61,631
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 10% of renters

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Population outlook (Wood County) Hauer SSP2

• Today (2025): 46,480 people
• By 2030: 47,796 · +2.8%
• By 2040: 50,142 · +7.9%
• By 2050: 52,122 · +12.1%
• By 2075: 57,033 · +22.7%
• By 2100: 56,418 · +21.4%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 13% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 3% Slovak 3% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 8%

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Political lean MEDSL · Wood

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.6%
• 2008→2024 swing: -15.5pp toward R · 2008: -54.2pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+68.2 2016: R+70.0 2012: R+64.2 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.83%
• Current HPI: 234.4883
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-5.5% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $154,900 NTREIS
• 2026-02-12 Listed $163,900 NTREIS