10870 Highway 184 W · Pineland, TX 75930

$55,000

2 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 7 Days on market

Built 1987 0.25 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 +6.9/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

FIXER UPPER: This DWMH sits on five lots in Bronson. The home has 2 bedrooms, 2 bathrooms. Outside you will find a shady yard with a large portion fenced, an outbuilding, covered porch and metal roof. The property fronts Hwy. 184 and a side street also borders the property. The home is need of repair.

Key facts

• Covered porch
• Outbuilding
• Metal roof

Tags

• SHADY YARD
• LARGE PORTION FENCED
• OUTBUILDING
• COVERED PORCH
• METAL ROOF
• FRONTS HWY 184

Property features AI

Exterior

• Utilities: Public water
• Home design: Manufactured home; Residential property
• Construction: Metal roof
• Exterior features: Fenced yard

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit cooling
• Interior features: Window AC units

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).

Location & tenants

• Location reads 62/100 on livability (#966 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools D+, amenities F, commute F.
• West Sabine ISD (rural): math 33% / reading 32% proficiency, ranked #597 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 28 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.8% 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 (3.8% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $55,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.12% ✓
• Cap rate: 18.80%
• Cash-on-cash: 44.66%
• DSCR: 2.99
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.1%
• Equity multiple: 3.96×
• Total profit: $45,609
• Equity at exit: $27,371

10-year hold

• IRR: 49.9%
• Equity multiple: 8.03×
• Total profit: $108,247
• Equity at exit: $44,363

Cash invested: $15,400 (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 75930

• Home prices YoY: 5.0%
• Active inventory: 28
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,165 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $573

Break-even live

Break-even rent $439

Max offer price $55,000

Occupancy floor 46%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $55,000 Active 7 DOM
2. 2026-06-17
   days on market $55,000 Active 6 DOM
3. 2026-06-16
   days on market $55,000 Active 5 DOM
4. 2026-06-15
   days on market $55,000 Active 4 DOM
5. 2026-06-15
   days on market $55,000 Active 3 DOM
6. 2026-06-13
   days on market $55,000 Active 2 DOM
7. 2026-06-12
   remarks 302-char remark
8. 2026-06-12
   listed $55,000 Active 1 DOM

ⓘ 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: $428 · $36/mo
• Projected year-2 tax: $1,006 · $84/mo
• Expected delta: +$579/yr (+$48/mo · 135.2%)

ⓘ 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 · 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 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: $13,977
• − Mortgage interest: −$3,081
• − Property taxes: −$428
• − Insurance: −$275
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$1,600
• Taxable income: $6,357
• Est. tax owed @ 24.0%: −$1,526
• After-tax cash flow: $5,352/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: West Sabine ISD
• NCES district ID: 4845180
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $31,860
• Composite: 26.55/100
• National rank: #7193
• State rank: #597 of 826 in TX

Livability — Pineland

• Score: 62/100
• State rank: #966
• US rank: #17147

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,381

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 5% Italian 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5%

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: ▲ 3.84%
• Current HPI: 80.4711
• 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

• 2026-06-10 Listed $55,000 Deep East Texas MLS
• 2019-03-04 Sold (Public Records) — Public Records

Property tax history

-1.3%/yr

Latest (2025): $428 · +13.5% YoY. Source: county tax records.