355 Indian Hills Rd · Bowie, TX 76230

$79,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 39 Days on market

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

Listing remarks

Charming manufactured home situated on over an acre in a peaceful setting with mature trees out front. Enjoy the quiet country feel from the spacious front porch or unwind inside. This 3 bedroom, 2 bathroom home offers a functional layout with plenty of potential for someone looking to add their personal touch. Property is fenced and provides ample space for animals, gardening, or simply enjoying the outdoors. Includes a storage building for added convenience. Barn for your animals. Home does need some TLC and is priced accordingly, making it a great opportunity for an investor, starter home, or someone looking for acreage with upside.

Key facts

• Manufactured home
• Storage building
• Fenced property

Tags

• MANUFACTURED HOME
• ACRE
• MATURE TREES
• SPACIOUS FRONT PORCH
• FENCED PROPERTY
• STORAGE BUILDING

Property features AI

Finance

• Other: Lot size approximately 1.0 acre; Will not subdivide; Parcel: R000022436
• Financial info: Listing terms: Cash or Conventional; Loan type: Treat as clear; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Gravel parking
• Security: Security features: Unknown
• Utilities: Co-op water; Septic system; Not in a municipal utility district
• Home design: Single family residence; Residential property; One level; Built in 2008; Property not attached; Subdivision: Indian Hills Sub
• Construction: Wood construction; Metal roof; Pillar/post/pier foundation
• Exterior features: Stable/barn; Storage; Acreage lot with many trees; No easements reported

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Eat-in kitchen; One living area; One dining area; 2 total rooms (additional living/dining counted separately)
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $775 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.1% vs local median 3.1% in Bowie — 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 64/100 on livability (#796 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing 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: 242 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 (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k 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 (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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: 2.00% ✓
• Cap rate: 18.07%
• Cash-on-cash: 42.06%
• DSCR: 2.87
• GRM: 4.2

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: 38.7%
• Equity multiple: 2.65×
• Total profit: $36,555
• Equity at exit: $11,779

10-year hold

• IRR: 45.2%
• Equity multiple: 5.31×
• Total profit: $95,333
• Equity at exit: $6,830

Cash invested: $22,120 (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 76230

• Home prices YoY: -27.1%
• Active inventory: 242
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,584 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$29 /mo · $346/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $775

Break-even live

Break-even rent $603

Max offer price $79,000

Occupancy floor 46%

Sensitivity live

Price	-10% $820	-5% $798	+0% $775	+5% $753	+10% $731
Rent	-10% $650	-5% $713	+0% $775	+5% $838	+10% $900
Rate	-1.0pp $815	-0.5pp $795	base $775	+0.5pp $755	+1.0pp $734

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $79,000 Active 39 DOM
2. 2026-06-21
   days on market $79,000 Active 38 DOM
3. 2026-06-21
   days on market $79,000 Active 37 DOM
4. 2026-06-18
   days on market $79,000 Active 35 DOM
5. 2026-06-17
   pricedays on market $79,000 Active 34 DOM
6. 2026-06-16
   days on market $89,000 Active 33 DOM
7. 2026-06-15
   days on market $89,000 Active 32 DOM
8. 2026-06-13
   days on market $89,000 Active 30 DOM
9. 2026-06-12
   days on market $89,000 Active 29 DOM
10. 2026-06-09
    days on market $89,000 Active 26 DOM
11. 2026-06-08
    days on market $89,000 Active 25 DOM
12. 2026-06-08
    days on market $89,000 Active 24 DOM
13. 2026-06-07
    pricedays on market $89,000 Active 23 DOM
14. 2026-06-03
    days on market $94,000 Active 20 DOM
15. 2026-06-02
    days on market $94,000 Active 19 DOM
16. 2026-06-01
    days on market $94,000 Active 18 DOM
17. 2026-05-31
    days on market $94,000 Active 17 DOM
18. 2026-05-14
    listed $99,000 Active
19. 2006-01-26
    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: $346 · $29/mo
• Projected year-2 tax: $1,446 · $120/mo
• Expected delta: +$1,100/yr (+$92/mo · 317.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $19,007
• − Mortgage interest: −$4,425
• − Property taxes: −$346
• − Insurance: −$395
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$2,298
• Taxable income: $8,501
• Est. tax owed @ 24.0%: −$2,040
• After-tax cash flow: $7,263/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 — Bowie

• Score: 64/100
• State rank: #796
• US rank: #14499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,885

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 7%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Serbian 2% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 10% Other Indo-European 1%

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: ▼ -75.69%
• Current HPI: 204.0919
• 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

• 2026-05-14 Listed $99,000 NTREIS
• 2006-01-26 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $346 · +10.0% YoY. Source: county tax records.