527 County Road 4212 · Deweyville, TX 77632

$75,000

2 bd · 1.0 ba · 1,064 sqft · Manufactured public records · 117 Days on market

Built 1980 9.06 ac lot $70/sqft · 44% below area

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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
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment property on 9 acres in the Deweyville area, offering two homes with income potential. The tract includes an older wood-frame home and a manufactured home, and both will need work, giving a buyer room to add value. Each structure could serve as a rental, or you can renovate the main home and lease out the manufactured home for additional income. The acreage provides privacy and space for future improvements. Shown by appointment only. The property is being sold as is. No repairs or clean up.

Key facts

• Privacy
• Income potential
• 9 acres

Tags

• 9 ACRES
• TWO HOMES
• INCOME POTENTIAL
• OLDER WOOD-FRAME HOME
• MANUFACTURED HOME
• PRIVACY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $-14 ($-164/yr) — negative.
• To cash-flow at today's rent, offer at most $73k (2.6% below list).
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,260 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools C-, crime F, amenities F.
• Deweyville ISD (rural): math 28% / reading 53% proficiency, ranked #397 of 826 in TX (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 294 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Newton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $50k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,250 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 12.90%
• Cash-on-cash: 23.59%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (median comp): $212,120
• List price: $75,000
• Delta: -64.64%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.1%
• Equity multiple: 0.39×
• Total profit: $-12,743
• Equity at exit: $11,183

10-year hold

• IRR: -8.3%
• Equity multiple: 0.47×
• Total profit: $-11,079
• Equity at exit: $6,485

Cash invested: $21,000 (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 77632

• Home prices YoY: -31.6%
• Active inventory: 294
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,179 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $-14

Break-even live

Break-even rent $1,196

Max offer price $73,024

Occupancy floor 96%

Sensitivity live

Price	-10% $38	-5% $12	+0% $-14	+5% $-40	+10% $-65
Rent	-10% $-107	-5% $-60	+0% $-14	+5% $33	+10% $79
Rate	-1.0pp $24	-0.5pp $5	base $-14	+0.5pp $-33	+1.0pp $-53

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   price $75,000 Active 117 DOM
2. 2026-06-18
   days on market $79,500 Active 117 DOM
3. 2026-06-17
   days on market $79,500 Active 116 DOM
4. 2026-06-16
   days on market $79,500 Active 115 DOM
5. 2026-06-15
   days on market $79,500 Active 114 DOM
6. 2026-06-14
   days on market $79,500 Active 112 DOM
7. 2026-06-10
   days on market $79,500 Active 109 DOM
8. 2026-06-09
   days on market $79,500 Active 108 DOM
9. 2026-06-08
   days on market $79,500 Active 107 DOM
10. 2026-06-07
    days on market $79,500 Active 106 DOM
11. 2026-06-03
    days on market $79,500 Active 102 DOM
12. 2026-06-02
    pricedays on market $79,500 Active 101 DOM
13. 2026-06-01
    days on market $84,500 Active 100 DOM
14. 2026-05-31
    days on market $84,500 Active 99 DOM
15. 2026-05-30
    days on market $84,500 Active 98 DOM
16. 2026-05-14
    price $84,500 506-char remark

    Show marketing remark (506 chars)

    Investment property on 9 acres in the Deweyville area, offering two homes with income potential. The tract includes an older wood-frame home and a manufactured home, and both will need work, giving a buyer room to add value. Each structure could serve as a rental, or you can renovate the main home and lease out the manufactured home for additional income. The acreage provides privacy and space for future improvements. Shown by appointment only. The property is being sold as is. No repairs or clean up.

17. 2026-05-14
    price $84,500 506-char remark

    Show marketing remark (506 chars)

    Investment property on 9 acres in the Deweyville area, offering two homes with income potential. The tract includes an older wood-frame home and a manufactured home, and both will need work, giving a buyer room to add value. Each structure could serve as a rental, or you can renovate the main home and lease out the manufactured home for additional income. The acreage provides privacy and space for future improvements. Shown by appointment only. The property is being sold as is. No repairs or clean up.

18. 2026-04-25
    price $89,500 506-char remark

    Show marketing remark (506 chars)

    Investment property on 9 acres in the Deweyville area, offering two homes with income potential. The tract includes an older wood-frame home and a manufactured home, and both will need work, giving a buyer room to add value. Each structure could serve as a rental, or you can renovate the main home and lease out the manufactured home for additional income. The acreage provides privacy and space for future improvements. Shown by appointment only. The property is being sold as is. No repairs or clean up.

19. 2026-04-25
    price $89,500 506-char remark

    Show marketing remark (506 chars)

    Investment property on 9 acres in the Deweyville area, offering two homes with income potential. The tract includes an older wood-frame home and a manufactured home, and both will need work, giving a buyer room to add value. Each structure could serve as a rental, or you can renovate the main home and lease out the manufactured home for additional income. The acreage provides privacy and space for future improvements. Shown by appointment only. The property is being sold as is. No repairs or clean up.

20. 2026-04-19
    price $95,000 506-char remark

    Show marketing remark (506 chars)

    Investment property on 9 acres in the Deweyville area, offering two homes with income potential. The tract includes an older wood-frame home and a manufactured home, and both will need work, giving a buyer room to add value. Each structure could serve as a rental, or you can renovate the main home and lease out the manufactured home for additional income. The acreage provides privacy and space for future improvements. Shown by appointment only. The property is being sold as is. No repairs or clean up.

21. 2026-04-01
    price $95,000 506-char remark

    Show marketing remark (506 chars)

    Investment property on 9 acres in the Deweyville area, offering two homes with income potential. The tract includes an older wood-frame home and a manufactured home, and both will need work, giving a buyer room to add value. Each structure could serve as a rental, or you can renovate the main home and lease out the manufactured home for additional income. The acreage provides privacy and space for future improvements. Shown by appointment only. The property is being sold as is. No repairs or clean up.

22. 2026-03-27
    price $99,500 506-char remark

    Show marketing remark (506 chars)

    Investment property on 9 acres in the Deweyville area, offering two homes with income potential. The tract includes an older wood-frame home and a manufactured home, and both will need work, giving a buyer room to add value. Each structure could serve as a rental, or you can renovate the main home and lease out the manufactured home for additional income. The acreage provides privacy and space for future improvements. Shown by appointment only. The property is being sold as is. No repairs or clean up.

23. 2026-03-26
    price $99,500 506-char remark

    Show marketing remark (506 chars)

    Investment property on 9 acres in the Deweyville area, offering two homes with income potential. The tract includes an older wood-frame home and a manufactured home, and both will need work, giving a buyer room to add value. Each structure could serve as a rental, or you can renovate the main home and lease out the manufactured home for additional income. The acreage provides privacy and space for future improvements. Shown by appointment only. The property is being sold as is. No repairs or clean up.

24. 2026-03-14
    price $109,500 506-char remark

    Show marketing remark (506 chars)

    Investment property on 9 acres in the Deweyville area, offering two homes with income potential. The tract includes an older wood-frame home and a manufactured home, and both will need work, giving a buyer room to add value. Each structure could serve as a rental, or you can renovate the main home and lease out the manufactured home for additional income. The acreage provides privacy and space for future improvements. Shown by appointment only. The property is being sold as is. No repairs or clean up.

25. 2026-03-14
    price $109,500 506-char remark

    Show marketing remark (506 chars)

    Investment property on 9 acres in the Deweyville area, offering two homes with income potential. The tract includes an older wood-frame home and a manufactured home, and both will need work, giving a buyer room to add value. Each structure could serve as a rental, or you can renovate the main home and lease out the manufactured home for additional income. The acreage provides privacy and space for future improvements. Shown by appointment only. The property is being sold as is. No repairs or clean up.

26. 2026-02-21
    listed $125,000 Active 506-char remark

    Show marketing remark (506 chars)

    Investment property on 9 acres in the Deweyville area, offering two homes with income potential. The tract includes an older wood-frame home and a manufactured home, and both will need work, giving a buyer room to add value. Each structure could serve as a rental, or you can renovate the main home and lease out the manufactured home for additional income. The acreage provides privacy and space for future improvements. Shown by appointment only. The property is being sold as is. No repairs or clean up.

27. 2026-02-20
    listed $125,000 Active 506-char remark

    Show marketing remark (506 chars)

    Investment property on 9 acres in the Deweyville area, offering two homes with income potential. The tract includes an older wood-frame home and a manufactured home, and both will need work, giving a buyer room to add value. Each structure could serve as a rental, or you can renovate the main home and lease out the manufactured home for additional income. The acreage provides privacy and space for future improvements. Shown by appointment only. The property is being sold as is. No repairs or clean up.

28. 2016-08-18
    soldstatus
29. 2016-06-24
    listed $75,000

ⓘ 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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $14,145
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$5,494
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$2,182
• Taxable loss: −$1,120
• Est. tax savings @ 24.0%: +$269
• After-tax cash flow: $105/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: Deweyville ISD
• NCES district ID: 4817010
• Math proficiency: 28% ▼ -15.00%
• Reading proficiency: 53% ▲ 5.00%
• Median HH income: $47,804
• Composite: 34.6/100
• National rank: #5156
• State rank: #397 of 826 in TX

Livability — Deweyville

• Score: 57/100
• State rank: #1260
• US rank: #21932

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 87,112 people
• City population: 512
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 22,976
• Household income: $74,418
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 431.0

Population outlook (Newton County) Hauer SSP2

• Today (2025): 13,123 people
• By 2030: 12,567 · -4.2%
• By 2040: 11,431 · -12.9%
• By 2050: 10,393 · -20.8%
• By 2075: 8,230 · -37.3%
• By 2100: 6,038 · -54.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 8% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Newton

• 2024 margin: Solid R (+66.6) · D 16.6% · R 83.2%
• 2008→2024 swing: -34.4pp toward R · 2008: -32.2pp · 2024: -66.6pp
• All cycles: 2024: R+66.6 2020: R+60.9 2016: R+49.5 2012: R+43.3 2008: R+32.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.96%
• Current HPI: 149.354
• Rent YoY: —
• Metro: Beaumont-Port Arthur, TX
• 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

+12.7% since first listed

14 events — show timeline

• 2026-05-14 Price Changed $84,500 BBOR
• 2026-05-14 Price Changed $84,500 Deep East Texas MLS
• 2026-04-25 Price Changed $89,500 BBOR
• 2026-04-25 Price Changed $89,500 Deep East Texas MLS
• 2026-04-19 Price Changed $95,000 Deep East Texas MLS
• 2026-04-01 Price Changed $95,000 BBOR
• 2026-03-27 Price Changed $99,500 Deep East Texas MLS
• 2026-03-26 Price Changed $99,500 BBOR
• 2026-03-14 Price Changed $109,500 Deep East Texas MLS
• 2026-03-14 Price Changed $109,500 BBOR
• 2026-02-21 Listed $125,000 BBOR
• 2026-02-20 Listed $125,000 Deep East Texas MLS
• 2016-08-18 Sold (MLS) — BBOR
• 2016-06-24 Listed $75,000 BBOR

Property tax history

-70.9%/yr

Latest (2018): $1 · -95.6% YoY. Source: county tax records.