756 Bradshaw Drive Dr E · Browndell, TX 75931

$39,000

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 37 Days on market

Built 1985 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
• Appreciation +5.6/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks

Located on the North end Brookeland just minutes from lake Sam Rayburn, this 14x68 mobile home offers peaceful country surroundings with beautiful mature trees lining the quiet road leading to the property. The home features 3 bedrooms, 2 full restrooms, an added storage and laundry area, a covered front porch, an attached two- car carport. and a fully fenced yard. a detached storage building is also included in the backyard and is ready for some TLC. Also located approximately 100 yards from an active railroad crossing. This property is being sold as-is and does have black mold present in two of the bedrooms. Great opportunity for investors, handy buyers, or anyone looking for an affordabl

Key facts

• Covered front porch
• Fully fenced yard
• 1 acre lot

Tags

• PEACEFUL COUNTRY SURROUNDINGS
• BEAUTIFUL MATURE TREES
• COVERED FRONT PORCH
• FULLY FENCED YARD
• DETACHED STORAGE BUILDING

Property features AI

Exterior

• Parking: Attached parking
• Home design: Residential mobile home; Located on a 1-acre lot
• Construction: Aluminum siding
• Exterior features: Fenced yard; Metal roof

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window air conditioning units; Space heater for heating
• Interior features: Washer and dryer included; Refrigerator included
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $39k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $38k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 48/100 on livability (#1,526 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, schools F, crime F.
• Brookeland ISD (rural): math 43% / reading 53% proficiency, ranked #445 of 1,141 in TX (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 421 active listings in the ZIP.

Forward outlook

• In year one you build about $768 of equity ($270 loan paydown + $498 appreciation (1.3% local appreciation)).
• Sabine County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 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?
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. 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.
6. 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.
7. 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: 2.61% ✓
• Cap rate: 23.86%
• Cash-on-cash: 62.73%
• DSCR: 3.79
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 65.8%
• Equity multiple: 4.44×
• Total profit: $37,610
• Equity at exit: $13,879

10-year hold

• IRR: 66.8%
• Equity multiple: 9.02×
• Total profit: $87,525
• Equity at exit: $18,890

Cash invested: $10,920 (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 75931

• Home prices YoY: 0.6%
• Active inventory: 421
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,020 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$14 /mo · $167/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $571

Break-even live

Break-even rent $297

Max offer price $39,000

Occupancy floor 39%

Sensitivity live

Price	-10% $593	-5% $582	+0% $571	+5% $560	+10% $549
Rent	-10% $490	-5% $531	+0% $571	+5% $611	+10% $651
Rate	-1.0pp $590	-0.5pp $581	base $571	+0.5pp $561	+1.0pp $550

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $39,000 Active 37 DOM
2. 2026-06-18
   days on market $39,000 Active 35 DOM
3. 2026-06-17
   days on market $39,000 Active 34 DOM
4. 2026-06-16
   days on market $39,000 Active 33 DOM
5. 2026-06-15
   days on market $39,000 Active 32 DOM
6. 2026-06-13
   days on market $39,000 Active 30 DOM
7. 2026-06-12
   days on market $39,000 Active 29 DOM
8. 2026-06-09
   days on market $39,000 Active 26 DOM
9. 2026-06-08
   days on market $39,000 Active 25 DOM
10. 2026-06-08
    days on market $39,000 Active 24 DOM
11. 2026-06-07
    days on market $39,000 Active 23 DOM
12. 2026-06-03
    days on market $39,000 Active 20 DOM
13. 2026-06-02
    days on market $39,000 Active 19 DOM
14. 2026-06-01
    days on market $39,000 Active 18 DOM
15. 2026-05-31
    days on market $39,000 Active 17 DOM
16. 2026-05-13
    listed $39,000 Active 760-char remark

ⓘ 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: $167 · $14/mo
• Projected year-2 tax: $714 · $59/mo
• Expected delta: +$546/yr (+$46/mo · 326.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $12,236
• − Mortgage interest: −$2,185
• − Property taxes: −$167
• − Insurance: −$195
• − Repairs & maintenance: −$979
• − Management: −$979
• − Depreciation: −$1,135
• Taxable income: $6,597
• Est. tax owed @ 24.0%: −$1,583
• After-tax cash flow: $5,267/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: Brookeland ISD
• NCES district ID: 4811520
• Math proficiency: 43% ▼ -1.00%
• Reading proficiency: 53% ▼ -1.00%
• Median HH income: $45,145
• Composite: 42.74/100
• National rank: #6781
• State rank: #445 of 1141 in TX

Livability — Browndell

• Score: 48/100
• State rank: #1526
• US rank: #26081

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,209

Population outlook (Sabine County) Hauer SSP2

• Today (2025): 9,354 people
• By 2030: 8,806 · -5.9%
• By 2040: 7,871 · -15.9%
• By 2050: 7,224 · -22.8%
• By 2075: 6,351 · -32.1%
• By 2100: 5,465 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Italian 4% Lithuanian 2% Romanian 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · German/W. Germanic 2% Other Indo-European 1%

Political lean MEDSL · Sabine

• 2024 margin: Solid R (+78.5) · D 10.6% · R 89.1%
• 2008→2024 swing: -23.7pp toward R · 2008: -54.8pp · 2024: -78.5pp
• All cycles: 2024: R+78.5 2020: R+75.0 2016: R+72.8 2012: R+63.9 2008: R+54.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.28%
• Current HPI: 231.9835
• 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

1 event — show timeline

• 2026-05-13 Listed $39,000 Deep East Texas MLS

Property tax history

-5.4%/yr

Latest (2025): $167 · +11.6% YoY. Source: county tax records.