260 N State Highway 75 Hwy · Fairfield, TX 75480

$159,900

4 bd · 2.0 ba · 1,664 sqft · Manufactured public records · 118 Days on market

Built 2002 0.72 ac lot $96/sqft · 9% below area Est $175k · 9% under

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Why this score? — see what drove the A- 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
• ARV discount +11.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home! This roomy, clean, close to town, well maintained, excellent condition double wide on almost an acre of land awaits you. It feels brand new because it was cared for through out its life. 4 bedrooms, 2 full baths, laundry room, carport, covered patio. The kitchen has an island and ample cabinets and a pantry for storage. The primary bathroom has large walk in closet, garden tub, double sinks and separate shower. Dining area has sliding glass doors out to a small covered-deck area and a patio. Laundry room has door with access to carport. Large backyard supplies plenty of room for pets, chickens, gardening and small 4H projects. All measurements are accurate but not guaranteed, buyer should verify all measurements.

Key facts

• Covered deck
• Ample cabinets
• Large backyard

Tags

• ALMOST AN ACRE
• AMPLE CABINETS
• LARGE WALK IN CLOSET
• GARDEN TUB
• COVERED DECK
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $921 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 2.8% in Fairfield — 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 64/100 on livability (#736 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D+, amenities F.
• Fairfield ISD (town): math 33% / reading 41% proficiency, ranked #475 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 96 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 $9k of equity ($1k loan paydown + $8k appreciation (5.1% 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 (5.1% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, 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 118 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 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: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.57% ✓
• Cap rate: 13.20%
• Cash-on-cash: 24.68%
• DSCR: 2.10
• GRM: 5.3

CMA / ARV

• ARV (median comp): $174,900
• List price: $159,900
• Delta: -8.58%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

5.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 3.16×
• Total profit: $96,667
• Equity at exit: $91,842

10-year hold

• IRR: 32.9%
• Equity multiple: 6.38×
• Total profit: $241,046
• Equity at exit: $159,531

Cash invested: $44,772 (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 75480

• Home prices YoY: 2.2%
• Active inventory: 96
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,513 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$159 /mo · $1,908/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $921

Break-even live

Break-even rent $1,347

Max offer price $159,900

Occupancy floor 58%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-18
   status Pending 740-char remark

   Show marketing remark (740 chars)

   Welcome home! This roomy, clean, close to town, well maintained, excellent condition double wide on almost an acre of land awaits you. It feels brand new because it was cared for through out its life. 4 bedrooms, 2 full baths, laundry room, carport, covered patio. The kitchen has an island and ample cabinets and a pantry for storage. The primary bathroom has large walk in closet, garden tub, double sinks and separate shower. Dining area has sliding glass doors out to a small covered-deck area and a patio. Laundry room has door with access to carport. Large backyard supplies plenty of room for pets, chickens, gardening and small 4H projects. All measurements are accurate but not guaranteed, buyer should verify all measurements.

2. 2026-05-11
   historical Active Option Contract 740-char remark

   Show marketing remark (740 chars)

   Welcome home! This roomy, clean, close to town, well maintained, excellent condition double wide on almost an acre of land awaits you. It feels brand new because it was cared for through out its life. 4 bedrooms, 2 full baths, laundry room, carport, covered patio. The kitchen has an island and ample cabinets and a pantry for storage. The primary bathroom has large walk in closet, garden tub, double sinks and separate shower. Dining area has sliding glass doors out to a small covered-deck area and a patio. Laundry room has door with access to carport. Large backyard supplies plenty of room for pets, chickens, gardening and small 4H projects. All measurements are accurate but not guaranteed, buyer should verify all measurements.

3. 2026-04-21
   status Active 740-char remark

   Show marketing remark (740 chars)

   Welcome home! This roomy, clean, close to town, well maintained, excellent condition double wide on almost an acre of land awaits you. It feels brand new because it was cared for through out its life. 4 bedrooms, 2 full baths, laundry room, carport, covered patio. The kitchen has an island and ample cabinets and a pantry for storage. The primary bathroom has large walk in closet, garden tub, double sinks and separate shower. Dining area has sliding glass doors out to a small covered-deck area and a patio. Laundry room has door with access to carport. Large backyard supplies plenty of room for pets, chickens, gardening and small 4H projects. All measurements are accurate but not guaranteed, buyer should verify all measurements.

4. 2026-04-16
   historical Active Option Contract 740-char remark

   Show marketing remark (740 chars)

   Welcome home! This roomy, clean, close to town, well maintained, excellent condition double wide on almost an acre of land awaits you. It feels brand new because it was cared for through out its life. 4 bedrooms, 2 full baths, laundry room, carport, covered patio. The kitchen has an island and ample cabinets and a pantry for storage. The primary bathroom has large walk in closet, garden tub, double sinks and separate shower. Dining area has sliding glass doors out to a small covered-deck area and a patio. Laundry room has door with access to carport. Large backyard supplies plenty of room for pets, chickens, gardening and small 4H projects. All measurements are accurate but not guaranteed, buyer should verify all measurements.

5. 2026-03-20
   status Active 740-char remark

   Show marketing remark (740 chars)

   Welcome home! This roomy, clean, close to town, well maintained, excellent condition double wide on almost an acre of land awaits you. It feels brand new because it was cared for through out its life. 4 bedrooms, 2 full baths, laundry room, carport, covered patio. The kitchen has an island and ample cabinets and a pantry for storage. The primary bathroom has large walk in closet, garden tub, double sinks and separate shower. Dining area has sliding glass doors out to a small covered-deck area and a patio. Laundry room has door with access to carport. Large backyard supplies plenty of room for pets, chickens, gardening and small 4H projects. All measurements are accurate but not guaranteed, buyer should verify all measurements.

6. 2026-03-16
   historical Active Contingent 740-char remark

   Show marketing remark (740 chars)

   Welcome home! This roomy, clean, close to town, well maintained, excellent condition double wide on almost an acre of land awaits you. It feels brand new because it was cared for through out its life. 4 bedrooms, 2 full baths, laundry room, carport, covered patio. The kitchen has an island and ample cabinets and a pantry for storage. The primary bathroom has large walk in closet, garden tub, double sinks and separate shower. Dining area has sliding glass doors out to a small covered-deck area and a patio. Laundry room has door with access to carport. Large backyard supplies plenty of room for pets, chickens, gardening and small 4H projects. All measurements are accurate but not guaranteed, buyer should verify all measurements.

7. 2026-01-20
   listed $159,900 Active 740-char remark

   Show marketing remark (740 chars)

   Welcome home! This roomy, clean, close to town, well maintained, excellent condition double wide on almost an acre of land awaits you. It feels brand new because it was cared for through out its life. 4 bedrooms, 2 full baths, laundry room, carport, covered patio. The kitchen has an island and ample cabinets and a pantry for storage. The primary bathroom has large walk in closet, garden tub, double sinks and separate shower. Dining area has sliding glass doors out to a small covered-deck area and a patio. Laundry room has door with access to carport. Large backyard supplies plenty of room for pets, chickens, gardening and small 4H projects. All measurements are accurate but not guaranteed, buyer should verify all measurements.

8. 2003-03-25
   soldstatus
9. 2003-03-25
   soldstatus
10. 1983-05-13
    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: $1,908 · $159/mo
• Projected year-2 tax: $2,926 · $244/mo
• Expected delta: +$1,018/yr (+$85/mo · 53.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,151
• − Mortgage interest: −$8,957
• − Property taxes: −$1,908
• − Insurance: −$800
• − Repairs & maintenance: −$2,412
• − Management: −$2,412
• − Depreciation: −$4,652
• Taxable income: $9,011
• Est. tax owed @ 24.0%: −$2,163
• After-tax cash flow: $8,887/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: Fairfield ISD
• NCES district ID: 4818940
• Math proficiency: 33% ▼ -9.00%
• Reading proficiency: 41% ▼ -9.00%
• Median HH income: $46,909
• Composite: 31.68/100
• National rank: #5926
• State rank: #475 of 826 in TX

Livability — Fairfield

• Score: 64/100
• State rank: #736
• US rank: #13679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,787

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: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 16% Hispanic / Latino 14%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 8% German 7% Romanian 4%
• Foreign-born: 9% · Canada
• Languages at home: 86% English-only · Spanish 13%

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: ▲ 5.13%
• Current HPI: 234.5679
• 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

10 events — show timeline

• 2026-05-18 Pending — NTREIS
• 2026-05-11 Contingent — NTREIS
• 2026-04-21 Relisted — NTREIS
• 2026-04-16 Contingent — NTREIS
• 2026-03-20 Relisted — NTREIS
• 2026-03-16 Contingent — NTREIS
• 2026-01-20 Listed $159,900 NTREIS
• 2003-03-25 Sold (Public Records) — Public Records
• 2003-03-25 Sold (Public Records) — Public Records
• 1983-05-13 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $1,908 · +23.0% YoY. Source: county tax records.