186 County Road 3590 · Joaquin, TX 75954

$79,500

3 bd · 2.0 ba · 1,640 sqft · Manufactured public records · 11 Days on market

Built 2011 0.72 ac lot

---

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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Appreciation +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Single wide mobile home in Joaquin. Home sits on 0.722 shady acres with 2 storage buildings. 3 bed/2 bath. In Joaquin ISD, close to Brookshire Bros, Dollar General, and other amenities.

Key facts

• Storage buildings
• Close to amenities
• 0.72 acre lot

Tags

• STORAGE BUILDINGS
• CLOSE TO AMENITIES

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story
• Construction: Composition roof
• Exterior features: Front porch; Chain link fencing; Storage outbuilding

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Electric water heater; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 58/100 on livability (#1,199 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Joaquin ISD (rural): math 52% / reading 46% proficiency, ranked #202 of 826 in TX (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP; 1 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Shelby County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 11 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,500

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. 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?
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: 1.29% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.90%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.1%
• Equity multiple: 1.16×
• Total profit: $3,558
• Equity at exit: $11,854

10-year hold

• IRR: 13.6%
• Equity multiple: 2.09×
• Total profit: $24,313
• Equity at exit: $6,874

Cash invested: $22,260 (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 75954

• Home prices YoY: -2.4%
• Active inventory: 32
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,024 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$101 /mo · $1,208/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $258

Break-even live

Break-even rent $697

Max offer price $79,500

Occupancy floor 70%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-06
   status Pending 185-char remark
2. 2026-04-25
   listed $79,500 Active 185-char remark

ⓘ 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: $1,208 · $101/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$247/yr (+$21/mo · 20.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 23 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: $12,282
• − Mortgage interest: −$4,453
• − Property taxes: −$1,208
• − Insurance: −$398
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$2,313
• Taxable income: $1,946
• Est. tax owed @ 24.0%: −$467
• After-tax cash flow: $2,628/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: Joaquin ISD
• NCES district ID: 4824810
• Math proficiency: 52% ▲ 1.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $43,025
• Composite: 41.32/100
• National rank: #3508
• State rank: #202 of 826 in TX

Livability — Joaquin

• Score: 58/100
• State rank: #1199
• US rank: #21013

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,976

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 25,199 people
• By 2030: 24,986 · -0.8%
• By 2040: 24,646 · -2.2%
• By 2050: 24,144 · -4.2%
• By 2075: 22,328 · -11.4%
• By 2100: 18,734 · -25.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 19% Two or more races 8% Black 4%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 5% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+64.6) · D 17.5% · R 82.1%
• 2008→2024 swing: -20.3pp toward R · 2008: -44.3pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+58.6 2016: R+59.7 2012: R+49.1 2008: R+44.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.17%
• Current HPI: 129.1639
• 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

• 2026-05-06 Pending — LAAR
• 2026-04-25 Listed $79,500 LAAR

Property tax history

+3.9%/yr

Latest (2025): $1,208 · -5.6% YoY. Source: county tax records.