417 County Road 4141 · Deweyville, TX 77632

$145,500

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 110 Days on market

Built 2016 0.46 ac lot ↓ 4% 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 +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +3.5/10.0
• 1% rule +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained single-wide manufactured home on approximately . 46 acres in a quiet rural setting. This 3-bedroom, 2-bath home features an open-concept kitchen and living area with laminate flooring throughout the house. The kitchen includes upgraded stainless steel GE appliances, including an oven with built-in air fryer. All appliances were replaced in August 2023, along with the outdoor A/C unit. Home also includes a Samsung Smart Dryer. The primary bath offers a garden tub, dual-sink vanity, new shower, and new toilet. The guest bath has been fully updated with new fixtures. Outside, the spacious yard includes a 15x15 storage building with power and built-in shelving, perfect for tools, equipment, hobbies, or additional storage. The property also features an RV hookup for added convenience and flexibility. Move-in ready and conveniently located near Hwy 12 and Deweyville schools, this 2006-built home is ideal as a primary residence or investment opportunity.

Key facts

• New shower
• Open-concept kitchen
• Dual-sink vanity

Tags

• OPEN-CONCEPT KITCHEN
• OUTDOOR A C UNIT
• GARDEN TUB
• DUAL-SINK VANITY
• NEW SHOWER
• NEW TOILET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $146k.

Deal economics

• At list price, monthly cash flow is $43 ($512/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (19.2% below list).
• Recommended offer: $118k (19.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#1,260 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Deweyville ISD (rural): math 28% / reading 53% proficiency, ranked #397 of 826 in TX (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Deweyville El (math 37% / reading 52%, grade F, #1,155 of 4,322 statewide, top 29%, 268 students, 65% FRL); Deweyville H S (math 22% / reading 52%, grade F, #897 of 1,632 statewide, top 57%, 280 students, 54% FRL).
• Market conditions: 294 active listings in the ZIP.

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.
• Newton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Recommended offer $117,555 (19.2% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 10.3

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-20,914
• Equity at exit: $21,695

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-14,936
• Equity at exit: $12,580

Cash invested: $40,740 (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 77632

• Home prices YoY: -31.6%
• Active inventory: 294
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$763
• Tax from tax record: −$62 /mo · $748/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $43

Break-even live

Break-even rent $1,122

Max offer price $145,500

Occupancy floor 91%

Sensitivity live

Price	-10% $125	-5% $84	+0% $43	+5% $2	+10% $-40
Rent	-10% $-50	-5% $-4	+0% $43	+5% $89	+10% $136
Rate	-1.0pp $116	-0.5pp $80	base $43	+0.5pp $5	+1.0pp $-33

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: $36,375
• Closing costs: $4,365
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $145,500 Active 110 DOM
2. 2026-06-18
   days on market $145,500 Active 107 DOM
3. 2026-06-17
   days on market $145,500 Active 106 DOM
4. 2026-06-16
   days on market $145,500 Active 105 DOM
5. 2026-06-15
   days on market $145,500 Active 104 DOM
6. 2026-06-14
   days on market $145,500 Active 102 DOM
7. 2026-06-10
   days on market $145,500 Active 99 DOM
8. 2026-06-09
   days on market $145,500 Active 98 DOM
9. 2026-06-08
   days on market $145,500 Active 97 DOM
10. 2026-06-07
    days on market $145,500 Active 96 DOM
11. 2026-06-03
    days on market $145,500 Active 92 DOM
12. 2026-06-02
    days on market $145,500 Active 91 DOM
13. 2026-06-01
    days on market $145,500 Active 90 DOM
14. 2026-05-31
    days on market $145,500 Active 89 DOM
15. 2026-05-30
    days on market $145,500 Active 88 DOM
16. 2026-05-13
    price $145,500 977-char remark

    Show marketing remark (977 chars)

    Well-maintained single-wide manufactured home on approximately . 46 acres in a quiet rural setting. This 3-bedroom, 2-bath home features an open-concept kitchen and living area with laminate flooring throughout the house. The kitchen includes upgraded stainless steel GE appliances, including an oven with built-in air fryer. All appliances were replaced in August 2023, along with the outdoor A/C unit. Home also includes a Samsung Smart Dryer. The primary bath offers a garden tub, dual-sink vanity, new shower, and new toilet. The guest bath has been fully updated with new fixtures. Outside, the spacious yard includes a 15x15 storage building with power and built-in shelving, perfect for tools, equipment, hobbies, or additional storage. The property also features an RV hookup for added convenience and flexibility. Move-in ready and conveniently located near Hwy 12 and Deweyville schools, this 2006-built home is ideal as a primary residence or investment opportunity.

17. 2026-04-29
    price $147,000 977-char remark

    Show marketing remark (977 chars)

    Well-maintained single-wide manufactured home on approximately . 46 acres in a quiet rural setting. This 3-bedroom, 2-bath home features an open-concept kitchen and living area with laminate flooring throughout the house. The kitchen includes upgraded stainless steel GE appliances, including an oven with built-in air fryer. All appliances were replaced in August 2023, along with the outdoor A/C unit. Home also includes a Samsung Smart Dryer. The primary bath offers a garden tub, dual-sink vanity, new shower, and new toilet. The guest bath has been fully updated with new fixtures. Outside, the spacious yard includes a 15x15 storage building with power and built-in shelving, perfect for tools, equipment, hobbies, or additional storage. The property also features an RV hookup for added convenience and flexibility. Move-in ready and conveniently located near Hwy 12 and Deweyville schools, this 2006-built home is ideal as a primary residence or investment opportunity.

18. 2026-04-03
    price $149,900 977-char remark

    Show marketing remark (977 chars)

    Well-maintained single-wide manufactured home on approximately . 46 acres in a quiet rural setting. This 3-bedroom, 2-bath home features an open-concept kitchen and living area with laminate flooring throughout the house. The kitchen includes upgraded stainless steel GE appliances, including an oven with built-in air fryer. All appliances were replaced in August 2023, along with the outdoor A/C unit. Home also includes a Samsung Smart Dryer. The primary bath offers a garden tub, dual-sink vanity, new shower, and new toilet. The guest bath has been fully updated with new fixtures. Outside, the spacious yard includes a 15x15 storage building with power and built-in shelving, perfect for tools, equipment, hobbies, or additional storage. The property also features an RV hookup for added convenience and flexibility. Move-in ready and conveniently located near Hwy 12 and Deweyville schools, this 2006-built home is ideal as a primary residence or investment opportunity.

19. 2026-03-04
    listed $151,000 Active 977-char remark

    Show marketing remark (977 chars)

    Well-maintained single-wide manufactured home on approximately . 46 acres in a quiet rural setting. This 3-bedroom, 2-bath home features an open-concept kitchen and living area with laminate flooring throughout the house. The kitchen includes upgraded stainless steel GE appliances, including an oven with built-in air fryer. All appliances were replaced in August 2023, along with the outdoor A/C unit. Home also includes a Samsung Smart Dryer. The primary bath offers a garden tub, dual-sink vanity, new shower, and new toilet. The guest bath has been fully updated with new fixtures. Outside, the spacious yard includes a 15x15 storage building with power and built-in shelving, perfect for tools, equipment, hobbies, or additional storage. The property also features an RV hookup for added convenience and flexibility. Move-in ready and conveniently located near Hwy 12 and Deweyville schools, this 2006-built home is ideal as a primary residence or investment opportunity.

ⓘ 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: $748 · $62/mo
• Projected year-2 tax: $2,663 · $222/mo
• Expected delta: +$1,914/yr (+$160/mo · 255.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,107
• − Mortgage interest: −$8,150
• − Property taxes: −$748
• − Insurance: −$728
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$4,233
• Taxable loss: −$2,009
• Est. tax savings @ 24.0%: +$482
• After-tax cash flow: $995/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: Deweyville ISD
• NCES district ID: 4817010
• Math proficiency: 28% ▼ -15.00%
• Reading proficiency: 53% ▲ 5.00%
• Median HH income: $47,804
• Composite: 34.6/100
• National rank: #5156
• State rank: #397 of 826 in TX

Livability — Deweyville

• Score: 57/100
• State rank: #1260
• US rank: #21932

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 87,112 people
• City population: 512
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 22,976
• Household income: $74,418
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 431.0

Population outlook (Newton County) Hauer SSP2

• Today (2025): 13,123 people
• By 2030: 12,567 · -4.2%
• By 2040: 11,431 · -12.9%
• By 2050: 10,393 · -20.8%
• By 2075: 8,230 · -37.3%
• By 2100: 6,038 · -54.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 8% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Newton

• 2024 margin: Solid R (+66.6) · D 16.6% · R 83.2%
• 2008→2024 swing: -34.4pp toward R · 2008: -32.2pp · 2024: -66.6pp
• All cycles: 2024: R+66.6 2020: R+60.9 2016: R+49.5 2012: R+43.3 2008: R+32.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.96%
• Current HPI: 149.354
• Rent YoY: —
• Metro: Beaumont-Port Arthur, TX
• 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

-3.6% since first listed

4 events — show timeline

• 2026-05-13 Price Changed $145,500 BBOR
• 2026-04-29 Price Changed $147,000 BBOR
• 2026-04-03 Price Changed $149,900 BBOR
• 2026-03-04 Listed $151,000 BBOR

Property tax history

+0.1%/yr

Latest (2022): $748 · +7.7% YoY. Source: county tax records.