20084 S Fm 95 · Mount Enterprise, TX 75681

$87,500

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 53 Days on market

Built 1998 Good condition 2.00 ac lot ↓ 12% since listing

---

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
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0

Listing remarks

Seclusion at its Best! Welcome to this beautifully updated 3-bedroom, 2-bath home nestled on 2 peaceful acres. If you're ready to escape the busy city and enjoy quiet country living, this is the one for you. Schedule your showing today!

Key facts

• 2 acre lot
• Built 1998
• Listed 52 days

Property features AI

Finance

• Other: Listed by GANN MEDFORD Real Estate, Inc.

Exterior

• Parking: No garage
• Home design: Mobile home (residential property); Located in Falcor Addition
• Construction: Composition roof
• Exterior features: Composition roof; 2 acre lot

Interior

• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Central heating; Electric heating
• Interior features: Vinyl flooring; Central heating and central air; Electric heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $88k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#383 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Mount Enterprise ISD (rural): math 38% / reading 42% proficiency, ranked #422 of 826 in TX (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 40 active listings in the ZIP; 4 units permitted in Rusk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($605 loan paydown + $5k appreciation (5.8% local appreciation)).
• Rusk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($85k) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,875 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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. 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: 1.31% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.73%
• DSCR: 1.74
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.0%
• Equity multiple: 2.88×
• Total profit: $46,138
• Equity at exit: $54,078

10-year hold

• IRR: 27.2%
• Equity multiple: 5.85×
• Total profit: $118,896
• Equity at exit: $97,277

Cash invested: $24,500 (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 75681

• Home prices YoY: 3.1%
• Active inventory: 40
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,143 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$66 /mo · $789/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $342

Break-even live

Break-even rent $710

Max offer price $87,500

Occupancy floor 65%

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $87,500 Active 53 DOM
2. 2026-06-18
   days on market $87,500 Active 52 DOM
3. 2026-06-17
   days on market $87,500 Active 51 DOM
4. 2026-06-16
   days on market $87,500 Active 50 DOM
5. 2026-06-15
   days on market $87,500 Active 49 DOM
6. 2026-06-14
   days on market $87,500 Active 47 DOM
7. 2026-06-12
   days on market $87,500 Active 46 DOM
8. 2026-06-09
   days on market $87,500 Active 43 DOM
9. 2026-06-08
   days on market $87,500 Active 42 DOM
10. 2026-06-07
    days on market $87,500 Active 41 DOM
11. 2026-06-05
    days on market $87,500 Active 38 DOM
12. 2026-06-03
    days on market $87,500 Active 37 DOM
13. 2026-06-02
    days on market $87,500 Active 36 DOM
14. 2026-06-01
    days on market $87,500 Active 35 DOM
15. 2026-05-31
    days on market $87,500 Active 34 DOM
16. 2026-05-30
    days on market $87,500 Active 33 DOM
17. 2026-05-06
    price $87,500 236-char remark
18. 2025-12-08
    listed $99,500 Active 236-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: $789 · $66/mo
• Projected year-2 tax: $1,601 · $133/mo
• Expected delta: +$812/yr (+$68/mo · 102.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 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: $13,712
• − Mortgage interest: −$4,901
• − Property taxes: −$789
• − Insurance: −$438
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$2,545
• Taxable income: $2,844
• Est. tax owed @ 24.0%: −$683
• After-tax cash flow: $3,417/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This 2008 manufactured home is in good condition with updated interiors and a good foundation. It offers a peaceful country setting with potential for further improvements.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both exterior paint — improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both exterior paint — improves curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mount Enterprise ISD
• NCES district ID: 4831650
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $44,403
• Composite: 33.95/100
• National rank: #5330
• State rank: #422 of 826 in TX

Livability — Mount Enterprise

• Score: 70/100
• State rank: #383
• US rank: #8021

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,475

Population outlook (Rusk County) Hauer SSP2

• Today (2025): 52,498 people
• By 2030: 52,093 · -0.8%
• By 2040: 50,866 · -3.1%
• By 2050: 49,696 · -5.3%
• By 2075: 48,583 · -7.5%
• By 2100: 43,265 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Serbian 3% Lithuanian 1% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Rusk

• 2024 margin: Solid R (+59.4) · D 20.0% · R 79.4%
• 2008→2024 swing: -13.2pp toward R · 2008: -46.3pp · 2024: -59.4pp
• All cycles: 2024: R+59.4 2020: R+55.7 2016: R+56.5 2012: R+51.1 2008: R+46.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.83%
• Current HPI: 191.5526
• 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

-12.1% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $87,500 Deep East Texas MLS
• 2025-12-08 Listed $99,500 Deep East Texas MLS

Property tax history

+65.0%/yr

Latest (2025): $789 · -34.8% YoY. Source: county tax records.