6353 Fm 1390 · Scurry, TX 75142

$155,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 46 Days on market

Built 1995 0.86 ac lot $115/sqft · 19% above area Est $130k · 19% over ↓ 11% since listing

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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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Country Living Feel and great location for commuting into the Metroplex. Located approx. 3.5 miles from Hwy 175. 3 bedroom 2 bath home with woodburning fireplace. Large backyard with separate fenced area for your animals. Storage building in the backyard for lawn equipment, tools and hobby materials!

Key facts

• Separate fenced area
• Large backyard
• Storage building

Tags

• GREAT LOCATION FOR COMMUTING
• WOODBURNING FIREPLACE
• LARGE BACKYARD
• SEPARATE FENCED AREA
• STORAGE BUILDING

Property features AI

Finance

• Other: Property is on multiple parcels; No known restrictions; Possession: Negotiable; Listing terms: Cash or Conventional
• HOA & community: No association

Exterior

• Parking: Carport (covered) with 1 covered space and 1 carport space
• Utilities: Co-op water; Outside city limits; Municipal utility district: No
• Home design: Manufactured home; Residential property; Single-story
• Construction: Built in 1995
• Exterior features: Chain link fence; Shed(s); Few trees; Interior lot; Level lot; Large backyard with grass

Interior

• Kitchen: Gas range; Gas water heater
• Bedrooms: 3 bedrooms; Primary bedroom on main level with fireplace
• Flooring: Luxury vinyl plank flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High-speed internet available; Paneling; Walk-in closet(s); One living area; One dining area; Two total rooms (listed); Wood-burning fireplace
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#616 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Scurry-Rosser ISD (rural): math 51% / reading 49% proficiency, ranked #172 of 826 in TX (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Scurry-Rosser El (math 52% / reading 52%, grade C-, #742 of 4,322 statewide, top 19%, 293 students, 65% FRL); Scurry-Rosser Middle (math 52% / reading 46%, grade C-, #378 of 1,662 statewide, top 23%, 407 students, 50% FRL); Scurry-Rosser H S (math 42% / reading 62%, grade D+, #447 of 1,632 statewide, top 29%, 366 students, 39% FRL).
• Market conditions: 278 active listings in the ZIP; 1,747 units permitted in Kaufman County in 2024 (180 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.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.17% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.57%
• DSCR: 1.60
• GRM: 7.1

CMA / ARV

• ARV (median comp): $130,000
• List price: $155,000
• Delta: 19.23%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.6%
• Equity multiple: 1.14×
• Total profit: $6,080
• Equity at exit: $23,111

10-year hold

• IRR: 13.1%
• Equity multiple: 2.04×
• Total profit: $45,324
• Equity at exit: $13,402

Cash invested: $43,400 (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 75142

• Home prices YoY: -19.8%
• Active inventory: 278
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,817 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$67 /mo · $806/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $491

Break-even live

Break-even rent $1,196

Max offer price $155,000

Occupancy floor 68%

Sensitivity live

Price	-10% $578	-5% $534	+0% $491	+5% $447	+10% $403
Rent	-10% $347	-5% $419	+0% $491	+5% $562	+10% $634
Rate	-1.0pp $569	-0.5pp $530	base $491	+0.5pp $450	+1.0pp $410

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $155,000 Active 46 DOM
2. 2026-06-18
   days on market $155,000 Active 43 DOM
3. 2026-06-17
   days on market $155,000 Active 42 DOM
4. 2026-06-16
   days on market $155,000 Active 41 DOM
5. 2026-06-15
   days on market $155,000 Active 40 DOM
6. 2026-06-13
   days on market $155,000 Active 38 DOM
7. 2026-06-13
   days on market $155,000 Active 37 DOM
8. 2026-06-09
   days on market $155,000 Active 34 DOM
9. 2026-06-08
   days on market $155,000 Active 33 DOM
10. 2026-06-07
    days on market $155,000 Active 32 DOM
11. 2026-06-04
    days on market $155,000 Active 29 DOM
12. 2026-06-03
    days on market $155,000 Active 28 DOM
13. 2026-06-02
    days on market $155,000 Active 27 DOM
14. 2026-06-01
    days on market $155,000 Active 26 DOM
15. 2026-05-31
    days on market $155,000 Active 25 DOM
16. 2026-05-06
    listed $155,000 Active 304-char remark
17. 2026-04-30
    historical
18. 2026-03-30
    price $159,900
19. 2026-03-12
    price $165,000
20. 2025-11-12
    price $169,900
21. 2025-09-12
    listed $174,000 Active

ⓘ 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: $806 · $67/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$2,030/yr (+$169/mo · 251.8%)

ⓘ 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 5/10 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,801
• − Mortgage interest: −$8,682
• − Property taxes: −$806
• − Insurance: −$775
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$4,509
• Taxable income: $3,540
• Est. tax owed @ 24.0%: −$850
• After-tax cash flow: $5,038/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: Scurry-Rosser ISD
• NCES district ID: 4839570
• Math proficiency: 51% ▼ -1.00%
• Reading proficiency: 49% ▬ 0.00%
• Median HH income: $54,837
• Composite: 43.27/100
• National rank: #3047
• State rank: #172 of 826 in TX

Livability — Scurry

• Score: 66/100
• State rank: #616
• US rank: #11669

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,301

Population outlook (Kaufman County) Hauer SSP2

• Today (2025): 138,716 people
• By 2030: 150,815 · +8.7%
• By 2040: 174,877 · +26.1%
• By 2050: 198,020 · +42.8%
• By 2075: 251,908 · +81.6%
• By 2100: 285,325 · +105.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 53% Hispanic / Latino 39% Two or more races 23% Black 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 10% · Canada
• Languages at home: 69% English-only · Spanish 30%

Political lean MEDSL · Kaufman

• 2024 margin: Strong R (+27.9) · D 35.6% · R 63.5%
• 2008→2024 swing: +7.9pp toward D · 2008: -35.8pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+33.9 2016: R+47.0 2012: R+44.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.48%
• Current HPI: 261.3091
• 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

-10.9% since first listed

6 events — show timeline

• 2026-05-06 Listed $155,000 NTREIS
• 2026-04-30 Listing Removed — NTREIS
• 2026-03-30 Price Changed $159,900 NTREIS
• 2026-03-12 Price Changed $165,000 NTREIS
• 2025-11-12 Price Changed $169,900 NTREIS
• 2025-09-12 Listed $174,000 NTREIS

Property tax history

+5.0%/yr

Latest (2025): $806 · +142.0% YoY. Source: county tax records.