287 Byrd Cir · Scottsville, TX 75661

$119,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 12 Days on market

Built 1995 0.86 ac lot

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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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Appreciation +5.0/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nestled on nearly an acre in Karnack, this charming 3-bedroom, 2-bath home offers 1,456 square feet of comfortable living space with plenty of room to enjoy the outdoors. Whether you're looking for a peaceful retreat or space to grow, this property combines country charm, privacy, and everyday convenience. All in a beautiful setting.

Key facts

• 0.86 acre lot
• Garage
• Built 1995

Property features AI

Finance

• Other: Listing is active and offered with an exclusive agency agreement; Possession is negotiable
• Financial info: Accepts Cash, Conventional, FHA, and USDA financing; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage (1 garage space); 1 covered parking space; No carport spaces
• Security: No smart home or security features listed
• Utilities: City water; Aerobic septic; No municipal utility district
• Home design: Single family residence; Residential property; Built in 1995; One story
• Construction: Composition roof; Property not attached to neighboring homes
• Exterior features: Lot in subdivision Rolling Acres; Lot about 0.861 acre; Directions available to property

Interior

• Kitchen: Kitchen on main level (approx. 14 x 15); Dishwasher; Electric oven; Electric range
• Bedrooms: Primary bedroom on main level (approx. 12 x 12); Two additional bedrooms on main level (each approx. 10 x 10) — total 3 bedrooms
• Flooring: No flooring information provided
• Bathrooms: Two full bathrooms (primary bath and one additional bath)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: One-level home; 8 total rooms; Living area of approximately 1456; Other interior features
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

Location & tenants

• Location reads 59/100 on livability (#1,109 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, schools F, amenities F.
• Karnack ISD (rural): math 30% / reading 35% proficiency, ranked #960 of 1,141 in TX (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 86% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 39 active listings in the ZIP; 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($829 loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D 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?
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: 1.02% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.70%
• DSCR: 1.39
• GRM: 8.2

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: 15.6%
• Equity multiple: 1.89×
• Total profit: $29,907
• Equity at exit: $53,912

10-year hold

• IRR: 17.2%
• Equity multiple: 3.52×
• Total profit: $84,686
• Equity at exit: $83,085

Cash invested: $33,572 (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 75661

• Active inventory: 39
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,224 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$45 /mo · $541/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $244

Break-even live

Break-even rent $916

Max offer price $119,900

Occupancy floor 75%

Sensitivity live

Price	-10% $311	-5% $277	+0% $244	+5% $210	+10% $176
Rent	-10% $147	-5% $195	+0% $244	+5% $292	+10% $340
Rate	-1.0pp $304	-0.5pp $274	base $244	+0.5pp $212	+1.0pp $181

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $119,900 Active 12 DOM
2. 2026-06-18
   days on market $119,900 Active 10 DOM
3. 2026-06-17
   days on market $119,900 Active 9 DOM
4. 2026-06-16
   days on market $119,900 Active 8 DOM
5. 2026-06-15
   days on market $119,900 Active 7 DOM
6. 2026-06-13
   days on market $119,900 Active 5 DOM
7. 2026-06-12
   days on market $119,900 Active 4 DOM
8. 2026-06-09
   remarks 335-char remark
9. 2026-06-09
   listed $119,900 Active 1 DOM

ⓘ 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: $541 · $45/mo
• Projected year-2 tax: $2,194 · $183/mo
• Expected delta: +$1,653/yr (+$138/mo · 305.3%)

ⓘ 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 ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,694
• − Mortgage interest: −$6,716
• − Property taxes: −$541
• − Insurance: −$600
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$3,488
• Taxable income: $998
• Est. tax owed @ 24.0%: −$239
• After-tax cash flow: $2,683/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: Karnack ISD
• NCES district ID: 4825110
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 35% ▲ 15.00%
• Median HH income: $42,554
• Composite: 30.29/100
• National rank: #11554
• State rank: #960 of 1141 in TX

Livability — Scottsville

• Score: 59/100
• State rank: #1109
• US rank: #19642

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,692

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 68,691 people
• By 2030: 69,317 · +0.9%
• By 2040: 69,973 · +1.9%
• By 2050: 70,090 · +2.0%
• By 2075: 70,607 · +2.8%
• By 2100: 67,546 · -1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 45% Hispanic / Latino 31% Black 17% Two or more races 6%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Lithuanian 5% Slovak 1% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+50.6) · D 24.4% · R 75.0%
• 2008→2024 swing: -19.2pp toward R · 2008: -31.4pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+45.6 2016: R+43.9 2012: R+34.6 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

3 events — show timeline

• 2026-06-08 Listed $119,900 NTREIS
• 2006-05-05 Sold (Public Records) — Public Records
• 1986-10-22 Sold (Public Records) — Public Records

Property tax history

-3.5%/yr

Latest (2025): $541 · +5.4% YoY. Source: county tax records.