TBD Cr 367 · Winona, TX 75792

$39,900

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 3 Days on market

Built 1999 Poor condition

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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 +7.4/10.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Hurry! Opportunity awaits with this 1.25-acre property in Winona, TX offering a quiet rural escape while still conveniently located near Winona, Gladewater, Tyler, and easy access to I-20. The property includes an existing mobile home being sold as-is and offers flexibility for investment, future homesite potential, or country living. Properties in this price range are hard to find, and this one will not last long. Neighboring 18-acre tract also available for purchase.

Key facts

• Quiet rural escape
• 1.25-acre property
• Existing mobile home

Tags

• 1.25-ACRE PROPERTY
• EXISTING MOBILE HOME
• FUTURE HOMESITE POTENTIAL
• QUIET RURAL ESCAPE
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single-story; Mobile home (manufactured)
• Construction: Metal siding
• Exterior features: Porch; Wood fencing; Composition roof

Interior

• Kitchen: Electric oven; Electric range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Electric oven and electric range; Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $40k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $775 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).

Location & tenants

• Location reads 57/100 on livability (#1,246 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Gladewater ISD (suburban): math 29% / reading 34% proficiency, ranked #594 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Gladewater Pri (367 students, 90% FRL); Gladewater Middle (math 34% / reading 37%, grade F, #827 of 1,662 statewide, top 51%, 400 students, 78% FRL); Gladewater H S (math 27% / reading 42%, grade F, #963 of 1,632 statewide, top 61%, 459 students, 73% FRL) — zoned schools average 80% FRL vs 63% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 143 active listings in the ZIP; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($276 loan paydown + $2k appreciation (4.7% local appreciation)).
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 54% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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: 3.33% ✓
• Cap rate: 29.59%
• Cash-on-cash: 83.19%
• DSCR: 4.70
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 88.9%
• Equity multiple: 6.19×
• Total profit: $57,957
• Equity at exit: $21,983

10-year hold

• IRR: 87.3%
• Equity multiple: 12.89×
• Total profit: $132,888
• Equity at exit: $37,430

Cash invested: $11,172 (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 75792

• Home prices YoY: 2.3%
• Active inventory: 143
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,329 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $775

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 37%

Sensitivity live

Price	-10% $802	-5% $788	+0% $775	+5% $761	+10% $747
Rent	-10% $670	-5% $722	+0% $775	+5% $827	+10% $880
Rate	-1.0pp $795	-0.5pp $785	base $775	+0.5pp $764	+1.0pp $754

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-11
   status Pending
2. 2026-05-08
   listed $39,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,954
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$1,161
• Taxable income: $9,207
• Est. tax owed @ 24.0%: −$2,210
• After-tax cash flow: $7,085/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 · 11 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including roof replacement and exterior wall repairs. Improvements to the landscaping and fencing would significantly enhance its value.

Repairs flagged

• Major roof — The roof appears to be in poor condition and may need replacement
• Major exterior walls — The exterior walls are damaged and need repair
• Major foundation — The foundation appears to be unstable and may need reinforcement

Value-add opportunities

• Both landscaping and fencing — Improving the landscaping and adding a fence would enhance the property's curb appeal and provide a sense of security
• Both roof and exterior repairs — Repairing the roof and exterior walls would improve the property's condition and make it more attractive to potential buyers or renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition and may need replacement	Major	$15,000–50,000
exterior walls · The exterior walls are damaged and need repair	Major	$15,000–50,000
foundation · The foundation appears to be unstable and may need reinforcement	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both landscaping and fencing — Improving the landscaping and adding a fence would enhance the property's curb appeal and provide a sense of security ↑
• Both roof and exterior repairs — Repairing the roof and exterior walls would improve the property's condition and make it more attractive to potential buyers or renters ↑

ⓘ 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: Gladewater ISD
• NCES district ID: 4820760
• Math proficiency: 29% ▼ -12.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $41,485
• Composite: 26.62/100
• National rank: #7177
• State rank: #594 of 826 in TX

Livability — Winona

• Score: 57/100
• State rank: #1246
• US rank: #21753

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,934

Population outlook (Smith County) Hauer SSP2

• Today (2025): 248,890 people
• By 2030: 261,665 · +5.1%
• By 2040: 286,114 · +15.0%
• By 2050: 308,006 · +23.8%
• By 2075: 354,171 · +42.3%
• By 2100: 372,828 · +49.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 48% Black 28% Hispanic / Latino 22% Two or more races 14%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 4% Lithuanian 1% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 82% English-only · Spanish 17%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -5.6pp toward R · 2008: -39.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.4 2016: R+43.9 2012: R+46.9 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.74%
• Current HPI: 210.9205
• 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

2 events — show timeline

• 2026-05-11 Pending — GTAR
• 2026-05-08 Listed $39,900 GTAR