352 Parkwood St · Liberty City, TX 75662

$138,000

2 bd · 1.0 ba · 826 sqft · Manufactured public records · 118 Days on market

Built 1984 1.61 ac lot

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Why this score? — see what drove the D 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 +11.8/30.0
• ARV discount +7.5/15.0
• Rent growth +4.7/5.0
• Schools +4.1/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenant-occupied investment opportunity on 1.61 acres in Sabine ISD. This 2-bedroom, 1-bath singlewide mobile home (built 1980) offers approximately 860 sq ft and is currently leased at $1,450/month through July 2026. Lease will transfer to new owner. Home features a covered carport and roof-over/built-over roof. Property is being sold AS-IS and will require some TLC, offering upside for an investor or buyer looking to improve and add value. Bonus room provides additional flex space that could be used as a playroom, office, or extra living area. With 1.61 acres, there may be potential for an additional mobile home/homesite for added income, subject to zoning, deed restrictions, utilities, and permitting. Buyer to verify according to their needs.

Key facts

• Covered carport
• Flex space
• Bonus room

Tags

• COVERED CARPORT
• ROOF-OVER BUILT-OVER ROOF
• BONUS ROOM
• FLEX SPACE
• 1.61 ACRES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $138k.

Deal economics

• At list price, monthly cash flow is $-39 ($-466/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (24.8% below list).
• Recommended offer: $104k (24.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#395 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Sabine ISD (rural): math 46% / reading 49% proficiency, ranked #210 of 826 in TX (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+8.9%/yr); 283 active listings in the ZIP; 193 units permitted in Gregg County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($70k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $954 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago 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, 63% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,816 (24.8% 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 118 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.50×
• Total profit: $-19,393
• Equity at exit: $20,576

10-year hold

• IRR: 1.4%
• Equity multiple: 1.12×
• Total profit: $4,725
• Equity at exit: $11,932

Cash invested: $38,640 (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 75662

• Home prices YoY: -16.9%
• Rents YoY: 8.9%
• Active inventory: 283
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,038 medium
• Mortgage (P&I): −$724
• Tax from tax record: −$78 /mo · $934/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $-39

Break-even live

Break-even rent $1,087

Max offer price $131,136

Occupancy floor 99%

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $138,000 Active 118 DOM
2. 2026-06-18
   days on market $138,000 Active 117 DOM
3. 2026-06-17
   days on market $138,000 Active 116 DOM
4. 2026-06-16
   days on market $138,000 Active 115 DOM
5. 2026-06-15
   days on market $138,000 Active 114 DOM
6. 2026-06-14
   days on market $138,000 Active 112 DOM
7. 2026-06-13
   days on market $138,000 Active 111 DOM
8. 2026-06-10
   days on market $138,000 Active 109 DOM
9. 2026-06-09
   days on market $138,000 Active 108 DOM
10. 2026-06-08
    days on market $138,000 Active 107 DOM
11. 2026-06-07
    days on market $138,000 Active 106 DOM
12. 2026-06-05
    days on market $138,000 Active 103 DOM
13. 2026-06-02
    days on market $138,000 Active 101 DOM
14. 2026-06-01
    days on market $138,000 Active 100 DOM
15. 2026-05-31
    days on market $138,000 Active 99 DOM
16. 2026-05-30
    days on market $138,000 Active 98 DOM
17. 2026-04-24
    price $138,000 754-char remark

    Show marketing remark (754 chars)

    Tenant-occupied investment opportunity on 1.61 acres in Sabine ISD. This 2-bedroom, 1-bath singlewide mobile home (built 1980) offers approximately 860 sq ft and is currently leased at $1,450/month through July 2026. Lease will transfer to new owner. Home features a covered carport and roof-over/built-over roof. Property is being sold AS-IS and will require some TLC, offering upside for an investor or buyer looking to improve and add value. Bonus room provides additional flex space that could be used as a playroom, office, or extra living area. With 1.61 acres, there may be potential for an additional mobile home/homesite for added income, subject to zoning, deed restrictions, utilities, and permitting. Buyer to verify according to their needs.

18. 2026-02-21
    listed $143,000 Active 754-char remark

    Show marketing remark (754 chars)

    Tenant-occupied investment opportunity on 1.61 acres in Sabine ISD. This 2-bedroom, 1-bath singlewide mobile home (built 1980) offers approximately 860 sq ft and is currently leased at $1,450/month through July 2026. Lease will transfer to new owner. Home features a covered carport and roof-over/built-over roof. Property is being sold AS-IS and will require some TLC, offering upside for an investor or buyer looking to improve and add value. Bonus room provides additional flex space that could be used as a playroom, office, or extra living area. With 1.61 acres, there may be potential for an additional mobile home/homesite for added income, subject to zoning, deed restrictions, utilities, and permitting. Buyer to verify according to their needs.

19. 2025-07-01
    status Active
20. 2025-03-29
    price $149,900
21. 2025-03-20
    price $159,900
22. 2025-03-01
    soldstatus Closed
23. 2025-02-25
    listed $169,900 Active
24. 2025-02-05
    soldstatus
25. 2025-01-06
    status Pending
26. 2024-12-27
    listed $125,000 Active
27. 2023-11-07
    soldstatus
28. 2023-02-15
    listed $95,000 Active
29. 2023-02-15
    listed $95,000 Active

ⓘ 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: $934 · $78/mo
• Projected year-2 tax: $2,525 · $210/mo
• Expected delta: +$1,592/yr (+$133/mo · 170.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,458
• − Mortgage interest: −$7,730
• − Property taxes: −$934
• − Insurance: −$690
• − Repairs & maintenance: −$997
• − Management: −$997
• − Depreciation: −$4,015
• Taxable loss: −$2,904
• Est. tax savings @ 24.0%: +$697
• After-tax cash flow: $231/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: Sabine ISD
• NCES district ID: 4838460
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $52,554
• Composite: 40.95/100
• National rank: #3606
• State rank: #210 of 826 in TX

Livability — Liberty City

• Score: 69/100
• State rank: #395
• US rank: #8256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gregg County · 128,826 people
• Metro: Longview, TX
• Population (ZIP): 25,034
• Household income: $70,096
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 486.0

Population outlook (Gregg County) Hauer SSP2

• Today (2025): 125,947 people
• By 2030: 126,542 · +0.5%
• By 2040: 127,311 · +1.1%
• By 2050: 127,289 · +1.1%
• By 2075: 124,954 · -0.8%
• By 2100: 113,737 · -9.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 23% Two or more races 22% Black 11%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 18%

Political lean MEDSL · Gregg

• 2024 margin: Solid R (+42.2) · D 28.5% · R 70.7%
• 2008→2024 swing: -4.6pp toward R · 2008: -37.6pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+36.9 2016: R+41.3 2012: R+39.5 2008: R+37.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.09%
• Current HPI: 247.1337
• Rent YoY: ▲ 8.89%
• Metro: Longview, 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

+45.3% since first listed

13 events — show timeline

• 2026-04-24 Price Changed $138,000 LAAR
• 2026-02-21 Listed $143,000 LAAR
• 2025-07-01 Relisted — LAAR
• 2025-03-29 Price Changed $149,900 LAAR
• 2025-03-20 Price Changed $159,900 LAAR
• 2025-03-01 Sold (MLS) — LAAR
• 2025-02-25 Listed $169,900 LAAR
• 2025-02-05 Sold (Public Records) — Public Records
• 2025-01-06 Pending — LAAR
• 2024-12-27 Listed $125,000 LAAR
• 2023-11-07 Sold (Public Records) — Public Records
• 2023-02-15 Listed $95,000 LAAR
• 2023-02-15 Listed $95,000 LAAR

Property tax history

+17.6%/yr

Latest (2025): $934 · -0.0% YoY. Source: county tax records.