817 S 7th Ave · Teague, TX 75860

$129,900

4 bd · 2.0 ba · 2,016 sqft · Manufactured · 35 Days on market

Manufactured home Built 2013 0.58 ac lot $64/sqft · 53% above area ↓ 2% since listing

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• 1% rule +5.9/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming 4 bedroom, 2 bath home sits on a gorgeous . 58-acre lot and delivers the open, airy feel buyers love. The open-concept kitchen, dining, and living area flows effortlessly into a separate family room featuring a welcoming fireplace, perfect for cozy evenings. The primary bedroom is thoughtfully positioned on the opposite end of the home, offering added privacy and a quiet retreat from the main living spaces. Step outside to a covered back porch designed for gatherings, grilling, and enjoying peaceful views of the property. A storage shed provides convenient extra space for tools, hobbies, or yard equipment. A wonderful blend of comfort, space, and outdoor living. Price to sell!

Key facts

• Open concept kitchen
• Storage shed
• Peaceful views

Tags

• OPEN CONCEPT KITCHEN
• SEPARATE FAMILY ROOM
• WELCOMING FIREPLACE
• COVERED BACK PORCH
• PEACEFUL VIEWS
• STORAGE SHED

Property features AI

Finance

• Financial info: Accepts Cash, Conventional, FHA, USDA and VA financing
• HOA & community: No association

Exterior

• Parking: Driveway parking; 2 covered parking spaces; Additional parking
• Utilities: City water; City sewer; Electricity available and connected; Cable available; Overhead utilities; Asphalt (street)
• Home design: Manufactured home; Single-story; Attached; Subdivision: Colonial Hills
• Construction: Built in 2013; Asphalt roof; Pillar/post/pier foundation
• Exterior features: Covered patio; Deck; Utilities easement; Horse permitted

Interior

• Kitchen: Built-in refrigerator; Dishwasher; Electric range
• Bedrooms: 4 bedrooms (all on main level)
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Open floorplan; Eat-in kitchen; Kitchen island; Double vanity; Walk-in closet(s); Cable TV available
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.6% in Teague — 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 67/100 on livability (#518 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• Teague ISD (town): math 43% / reading 45% proficiency, ranked #289 of 826 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Teague El (math 57% / reading 52%, grade C, #621 of 4,322 statewide, top 15%, 468 students, 69% FRL); Teague J H (math 31% / reading 38%, grade F, #858 of 1,662 statewide, top 54%, 334 students, 63% FRL); Teague H S (math 72% / reading 62%, grade B, #163 of 1,632 statewide, top 11%, 394 students, 56% FRL).
• Market conditions: 84 active listings in the ZIP; 2 units permitted in Freestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($898 loan paydown + $3k appreciation (2.2% local appreciation)).
• Freestone County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 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. 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: 1.09% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.11%
• DSCR: 1.49
• GRM: 7.7

CMA / ARV

• ARV (median comp): $85,060
• List price: $129,900
• Delta: 52.72%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

2.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 1.87×
• Total profit: $31,675
• Equity at exit: $52,700

10-year hold

• IRR: 18.2%
• Equity multiple: 3.46×
• Total profit: $89,554
• Equity at exit: $77,030

Cash invested: $36,372 (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 75860

• Home prices YoY: 1.5%
• Active inventory: 84
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,413 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$44 /mo · $530/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $337

Break-even live

Break-even rent $987

Max offer price $129,900

Occupancy floor 71%

Sensitivity live

Price	-10% $410	-5% $373	+0% $337	+5% $300	+10% $263
Rent	-10% $225	-5% $281	+0% $337	+5% $393	+10% $448
Rate	-1.0pp $402	-0.5pp $370	base $337	+0.5pp $303	+1.0pp $269

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $129,900 Active 35 DOM
2. 2026-06-21
   days on market $129,900 Active 34 DOM
3. 2026-06-21
   days on market $129,900 Active 33 DOM
4. 2026-06-18
   days on market $129,900 Active 31 DOM
5. 2026-06-17
   days on market $129,900 Active 30 DOM
6. 2026-06-16
   days on market $129,900 Active 29 DOM
7. 2026-06-15
   days on market $129,900 Active 28 DOM
8. 2026-06-15
   days on market $129,900 Active 27 DOM
9. 2026-06-13
   days on market $129,900 Active 26 DOM
10. 2026-06-12
    days on market $129,900 Active 25 DOM
11. 2026-06-09
    days on market $129,900 Active 22 DOM
12. 2026-06-08
    days on market $129,900 Active 21 DOM
13. 2026-06-08
    pricedays on market $129,900 Active 20 DOM
14. 2026-06-05
    days on market $132,500 Active 18 DOM
15. 2026-06-03
    days on market $132,500 Active 16 DOM
16. 2026-06-02
    days on market $132,500 Active 15 DOM
17. 2026-06-01
    days on market $132,500 Active 14 DOM
18. 2026-05-31
    days on market $132,500 Active 13 DOM
19. 2026-05-14
    listed $132,500 Active 702-char remark
20. 2010-03-25
    soldstatus

ⓘ 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: $530 · $44/mo
• Projected year-2 tax: $2,377 · $198/mo
• Expected delta: +$1,847/yr (+$154/mo · 348.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $16,955
• − Mortgage interest: −$7,276
• − Property taxes: −$530
• − Insurance: −$650
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$3,779
• Taxable income: $2,007
• Est. tax owed @ 24.0%: −$482
• After-tax cash flow: $3,559/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: Teague ISD
• NCES district ID: 4842300
• Math proficiency: 43% ▼ -5.00%
• Reading proficiency: 45% ▲ 2.00%
• Median HH income: $46,009
• Composite: 37.43/100
• National rank: #4419
• State rank: #289 of 826 in TX

Livability — Teague

• Score: 67/100
• State rank: #518
• US rank: #10201

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Teague, TX
• Population (ZIP): 6,451

Population outlook (Freestone County) Hauer SSP2

• Today (2025): 19,591 people
• By 2030: 19,470 · -0.6%
• By 2040: 19,111 · -2.5%
• By 2050: 18,700 · -4.5%
• By 2075: 17,586 · -10.2%
• By 2100: 14,933 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 50% Hispanic / Latino 30% Two or more races 24% Black 15%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 81% English-only · Spanish 18% Arabic 1%

Political lean MEDSL · Freestone

• 2024 margin: Solid R (+66.3) · D 16.6% · R 82.9%
• 2008→2024 swing: -22.8pp toward R · 2008: -43.5pp · 2024: -66.3pp
• All cycles: 2024: R+66.3 2020: R+61.5 2016: R+59.6 2012: R+50.2 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.21%
• Current HPI: 152.2612
• 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

-2.0% since first listed

5 events — show timeline

• 2026-06-05 Price Changed $129,900 NTREIS
• 2026-05-23 Relisted — NTREIS
• 2026-05-19 Pending — NTREIS
• 2026-05-14 Listed $132,500 NTREIS
• 2010-03-25 Sold (Public Records) — Public Records

Property tax history

-6.4%/yr

Latest (2025): $530 · -0.8% YoY. Source: county tax records.