125 Coral Dr · Milam, TX 75948

$89,000

2 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 29 Days on market

Built 1983 0.29 ac lot $25/mo HOA · 3% of rent

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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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.0/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute Getaway Near Toledo Bend! Clean and immaculate 2BR/2BA mobile home being sold furnished and move-in ready! This charming property features a nice covered front porch, new carport cover, small workshop, and additional storage building. There's also an RV setup with electric and sewer hookups already in place. Located in an HOA subdivision with dues of only $25/month, owners enjoy access to a small golf course, 2 private boat ramps, playground area, and pavilion. Conveniently located close to the new Pendleton Harbor SRA Park, this property would make a fantastic Airbnb investment, weekend retreat, or full-time getaway near beautiful Toledo Bend Reservoir.

Key facts

• Covered front porch
• Small workshop
• New carport cover

Tags

• COVERED FRONT PORCH
• NEW CARPORT COVER
• SMALL WORKSHOP
• ADDITIONAL STORAGE BUILDING
• RV SETUP
• ELECTRIC AND SEWER HOOKUPS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($892 rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 1.9% in Milam — 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 59/100 on livability (#1,169 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A-; Watch: schools F, amenities F, commute F.
• Hemphill ISD (rural): math 37% / reading 41% proficiency, ranked #466 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 235 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sabine County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.00% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.03%
• DSCR: 1.27
• GRM: 8.3

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-6,451
• Equity at exit: $13,270

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $4,623
• Equity at exit: $7,695

Cash invested: $24,920 (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 75948

• Home prices YoY: -17.7%
• Active inventory: 235
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $892 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$51 /mo · $608/yr
• Insurance: −$37
• HOA: −$25
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $125

Break-even live

Break-even rent $733

Max offer price $89,000

Occupancy floor 81%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: sewerelectric

Listing history 15 events

1. 2026-06-18
   days on market $89,000 Active 29 DOM
2. 2026-06-17
   days on market $89,000 Active 28 DOM
3. 2026-06-16
   days on market $89,000 Active 27 DOM
4. 2026-06-15
   days on market $89,000 Active 26 DOM
5. 2026-06-13
   days on market $89,000 Active 24 DOM
6. 2026-06-12
   days on market $89,000 Active 23 DOM
7. 2026-06-10
   days on market $89,000 Active 20 DOM
8. 2026-06-08
   days on market $89,000 Active 19 DOM
9. 2026-06-08
   days on market $89,000 Active 18 DOM
10. 2026-06-07
    days on market $89,000 Active 17 DOM
11. 2026-06-03
    days on market $89,000 Active 14 DOM
12. 2026-06-02
    days on market $89,000 Active 13 DOM
13. 2026-06-01
    days on market $89,000 Active 12 DOM
14. 2026-05-31
    days on market $89,000 Active 11 DOM
15. 2026-05-14
    listed $89,000 Active 667-char remark

    Show marketing remark (667 chars)

    Cute Getaway Near Toledo Bend! Clean and immaculate 2BR/2BA mobile home being sold furnished and move-in ready! This charming property features a nice covered front porch, new carport cover, small workshop, and additional storage building. There's also an RV setup with electric and sewer hookups already in place. Located in an HOA subdivision with dues of only $25/month, owners enjoy access to a small golf course, 2 private boat ramps, playground area, and pavilion. Conveniently located close to the new Pendleton Harbor SRA Park, this property would make a fantastic Airbnb investment, weekend retreat, or full-time getaway near beautiful Toledo Bend Reservoir.

ⓘ 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: $608 · $51/mo
• Projected year-2 tax: $1,629 · $136/mo
• Expected delta: +$1,021/yr (+$85/mo · 168.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $10,705
• − Mortgage interest: −$4,985
• − Property taxes: −$608
• − Insurance: −$445
• − Repairs & maintenance: −$856
• − Management: −$856
• − HOA: −$300
• − Depreciation: −$2,589
• Taxable income: $65
• Est. tax owed @ 24.0%: −$16
• After-tax cash flow: $1,488/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: Hemphill ISD
• NCES district ID: 4822890
• Math proficiency: 37% ▼ -1.00%
• Reading proficiency: 41% ▲ 4.00%
• Median HH income: $33,330
• Composite: 32.06/100
• National rank: #5821
• State rank: #466 of 826 in TX

Livability — Milam

• Score: 59/100
• State rank: #1169
• US rank: #20453

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Milam, TX
• Population (ZIP): 5,218

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 7% Black 6% Two or more races 6% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 5% Italian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Vietnamese 2% Spanish 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: ▼ -34.26%
• Current HPI: 159.0093
• 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

• 2026-05-14 Listed $89,000 Deep East Texas MLS

Property tax history

+4.7%/yr

Latest (2025): $608 · +15.3% YoY. Source: county tax records.