6036 E US Highway 84 Hwy E · Evant, TX 76525

$182,000

3 bd · 1.5 ba · 1,736 sqft · Manufactured public records · 88 Days on market

Built 2013 6.90 ac 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).

• Cash flow +8.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Schools +3.3/10.0
• Livability +2.8/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks MLS

Three bedroom Two bath kitchen, dining room and living room. Double Wide was built in 2013 with 1736 square feet. Is livable but needs some work. Needs vinyl floors and paint. Unsure the refrigerator works or the stove. Would make a nice place to call home in a small town. Gatesville is not far for your shopping and groceries. Could remodel Double Wide Mobile Home and live there while building a house up on the Hill. The places has 6.896 Acres quite and scenery is beautiful. Selling As Is No Repairs

Key facts

• Double wide
• 6.896 acres
• 6.9 acre lot

Tags

• DOUBLE WIDE
• 6.896 ACRES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $182k.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (22.8% below list).
• Recommended offer: $140k (22.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#1,325 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Evant ISD (rural): math 35% / reading 35% proficiency, ranked #886 of 1,141 in TX (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 79 active listings in the ZIP; 386 units permitted in Coryell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.2% local appreciation)).
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($171k) 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 $140,479 (22.8% 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 88 days. Have you received any prior offers? Is the seller open to a 23% 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 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?
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: 0.77% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.90%
• DSCR: 0.83
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.26×
• Total profit: $13,329
• Equity at exit: $83,883

10-year hold

• IRR: 7.6%
• Equity multiple: 2.18×
• Total profit: $59,943
• Equity at exit: $130,889

Cash invested: $50,960 (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 76525

• Home prices YoY: 2.4%
• Active inventory: 79
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$954
• Tax from tax record: −$245 /mo · $2,943/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $-166

Break-even live

Break-even rent $1,615

Max offer price $152,730

Occupancy floor —

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: $45,500
• Closing costs: $5,460
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   price $182,000 Active 88 DOM
2. 2026-06-18
   days on market $189,000 Active 88 DOM
3. 2026-06-17
   days on market $189,000 Active 87 DOM
4. 2026-06-16
   days on market $189,000 Active 86 DOM
5. 2026-06-15
   days on market $189,000 Active 85 DOM
6. 2026-06-14
   days on market $189,000 Active 83 DOM
7. 2026-06-10
   days on market $189,000 Active 80 DOM
8. 2026-06-09
   days on market $189,000 Active 79 DOM
9. 2026-06-08
   days on market $189,000 Active 78 DOM
10. 2026-06-07
    days on market $189,000 Active 77 DOM
11. 2026-06-05
    days on market $189,000 Active 74 DOM
12. 2026-06-03
    days on market $189,000 Active 73 DOM
13. 2026-06-02
    days on market $189,000 Active 72 DOM
14. 2026-06-01
    days on market $189,000 Active 71 DOM
15. 2026-05-31
    days on market $189,000 Active 70 DOM
16. 2026-05-30
    days on market $189,000 Active 69 DOM
17. 2026-04-23
    price $189,000 506-char remark

    Show marketing remark (506 chars)

    Three bedroom Two bath kitchen, dining room and living room. Double Wide was built in 2013 with 1736 square feet. Is livable but needs some work. Needs vinyl floors and paint. Unsure the refrigerator works or the stove. Would make a nice place to call home in a small town. Gatesville is not far for your shopping and groceries. Could remodel Double Wide Mobile Home and live there while building a house up on the Hill. The places has 6.896 Acres quite and scenery is beautiful. Selling As Is No Repairs

18. 2026-03-22
    listed $199,000 Active 506-char remark

    Show marketing remark (506 chars)

    Three bedroom Two bath kitchen, dining room and living room. Double Wide was built in 2013 with 1736 square feet. Is livable but needs some work. Needs vinyl floors and paint. Unsure the refrigerator works or the stove. Would make a nice place to call home in a small town. Gatesville is not far for your shopping and groceries. Could remodel Double Wide Mobile Home and live there while building a house up on the Hill. The places has 6.896 Acres quite and scenery is beautiful. Selling As Is No Repairs

ⓘ 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: $2,943 · $245/mo
• Projected year-2 tax: $3,331 · $278/mo
• Expected delta: +$388/yr (+$32/mo · 13.2%)

ⓘ 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 ≥105°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $16,857
• − Mortgage interest: −$10,195
• − Property taxes: −$2,943
• − Insurance: −$910
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$5,295
• Taxable loss: −$5,182
• Est. tax savings @ 24.0%: +$1,244
• After-tax cash flow: $-745/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: Evant ISD
• NCES district ID: 4818780
• Math proficiency: 35% ▲ 10.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $47,630
• Composite: 32.75/100
• National rank: #10768
• State rank: #886 of 1141 in TX

Livability — Evant

• Score: 56/100
• State rank: #1325
• US rank: #22816

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,210

Population outlook (Coryell County) Hauer SSP2

• Today (2025): 75,485 people
• By 2030: 75,627 · +0.2%
• By 2040: 74,898 · -0.8%
• By 2050: 74,221 · -1.7%
• By 2075: 72,688 · -3.7%
• By 2100: 66,862 · -11.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 16% Two or more races 13%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 7% Lithuanian 4% Slovak 4%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 8% German/W. Germanic 1%

Political lean MEDSL · Coryell

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.1%
• 2008→2024 swing: -13.8pp toward R · 2008: -26.9pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+33.5 2016: R+39.5 2012: R+36.6 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.20%
• Current HPI: 139.3219
• 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

-5.0% since first listed

2 events — show timeline

• 2026-04-23 Price Changed $189,000 NTREIS
• 2026-03-22 Listed $199,000 NTREIS

Property tax history

+11.8%/yr

Latest (2025): $2,943 · +1.0% YoY. Source: county tax records.