14029 Sitting Bull · Log Cabin, TX 75148

$78,000

3 bd · 1.0 ba · 736 sqft · Manufactured public records · 66 Days on market

Built 1973 3,972 sqft lot $106/sqft · at area comps Est $77k · at est.

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +6.9/15.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and affordable home located at 14029 Sitting Bull, Log Cabin, TX 75148 offering 3 bedrooms, 1 bathroom, and 1,088 sq ft of comfortable living space. This cozy one-level home features a durable metal roof, pier and beam foundation, and attractive wood siding exterior. Inside, you'll find a mix of tile and carpet flooring throughout. The kitchen comes equipped with refrigerator, range/oven, and the home also includes washer and dryer for added convenience. Stay comfortable year-round with 4 window heat/air units and an additional propane heater. Exterior features include a 2-car carport by the home, an additional 1-car carport on a separate lot, plus storage shed and 3-sided shed for extra storage/workspace. The property is fully serviced with public water and sewer and is enclosed with a chain-link fence, offering privacy and security. Great opportunity for homeowners or investors looking for value and functionality!

Key facts

• Metal roof
• Wood siding exterior
• Refrigerator

Tags

• METAL ROOF
• PIER AND BEAM FOUNDATION
• WOOD SIDING EXTERIOR
• TILE AND CARPET FLOORING
• REFRIGERATOR
• RANGE OVEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $78k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $73k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 0.9% in Log Cabin — 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 38/100 on livability (#1,626 in TX) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Eustace ISD (rural): math 32% / reading 45% proficiency, ranked #455 of 826 in TX (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 225 active listings in the ZIP; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $539 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $78k implies a 420% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,320 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.28% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.47%
• DSCR: 1.78
• GRM: 6.5

CMA / ARV

• ARV (median comp): $77,012
• List price: $78,000
• Delta: 1.28%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14030 Roy Bean Dr	0.17mi	2/1.5 (-1)	822 (+12%)	24mo	$65,000	$79	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 8.8%
• Equity multiple: 1.35×
• Total profit: $7,581
• Equity at exit: $11,630

10-year hold

• IRR: 18.0%
• Equity multiple: 2.49×
• Total profit: $32,568
• Equity at exit: $6,744

Cash invested: $21,840 (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 75148

• Home prices YoY: -27.6%
• Active inventory: 225
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,001 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$31 /mo · $378/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $318

Break-even live

Break-even rent $599

Max offer price $78,000

Occupancy floor 63%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-19
   days on market $78,000 Active 66 DOM
2. 2026-06-18
   days on market $78,000 Active 65 DOM
3. 2026-06-17
   days on market $78,000 Active 64 DOM
4. 2026-06-16
   days on market $78,000 Active 63 DOM
5. 2026-06-16
   price $78,000 Active 62 DOM
6. 2026-06-15
   days on market $80,000 Active 62 DOM
7. 2026-06-14
   days on market $80,000 Active 60 DOM
8. 2026-06-12
   days on market $80,000 Active 59 DOM
9. 2026-06-09
   days on market $80,000 Active 56 DOM
10. 2026-06-08
    days on market $80,000 Active 55 DOM
11. 2026-06-07
    days on market $80,000 Active 54 DOM
12. 2026-06-05
    days on market $80,000 Active 51 DOM
13. 2026-06-02
    days on market $80,000 Active 49 DOM
14. 2026-06-01
    days on market $80,000 Active 48 DOM
15. 2026-05-31
    days on market $80,000 Active 47 DOM
16. 2026-05-30
    days on market $80,000 Active 46 DOM
17. 2026-05-15
    price $83,000 938-char remark

    Show marketing remark (938 chars)

    Charming and affordable home located at 14029 Sitting Bull, Log Cabin, TX 75148 offering 3 bedrooms, 1 bathroom, and 1,088 sq ft of comfortable living space. This cozy one-level home features a durable metal roof, pier and beam foundation, and attractive wood siding exterior. Inside, you'll find a mix of tile and carpet flooring throughout. The kitchen comes equipped with refrigerator, range/oven, and the home also includes washer and dryer for added convenience. Stay comfortable year-round with 4 window heat/air units and an additional propane heater. Exterior features include a 2-car carport by the home, an additional 1-car carport on a separate lot, plus storage shed and 3-sided shed for extra storage/workspace. The property is fully serviced with public water and sewer and is enclosed with a chain-link fence, offering privacy and security. Great opportunity for homeowners or investors looking for value and functionality!

18. 2026-05-08
    price $86,000 938-char remark

    Show marketing remark (938 chars)

    Charming and affordable home located at 14029 Sitting Bull, Log Cabin, TX 75148 offering 3 bedrooms, 1 bathroom, and 1,088 sq ft of comfortable living space. This cozy one-level home features a durable metal roof, pier and beam foundation, and attractive wood siding exterior. Inside, you'll find a mix of tile and carpet flooring throughout. The kitchen comes equipped with refrigerator, range/oven, and the home also includes washer and dryer for added convenience. Stay comfortable year-round with 4 window heat/air units and an additional propane heater. Exterior features include a 2-car carport by the home, an additional 1-car carport on a separate lot, plus storage shed and 3-sided shed for extra storage/workspace. The property is fully serviced with public water and sewer and is enclosed with a chain-link fence, offering privacy and security. Great opportunity for homeowners or investors looking for value and functionality!

19. 2026-04-30
    price $88,000 938-char remark

    Show marketing remark (938 chars)

    Charming and affordable home located at 14029 Sitting Bull, Log Cabin, TX 75148 offering 3 bedrooms, 1 bathroom, and 1,088 sq ft of comfortable living space. This cozy one-level home features a durable metal roof, pier and beam foundation, and attractive wood siding exterior. Inside, you'll find a mix of tile and carpet flooring throughout. The kitchen comes equipped with refrigerator, range/oven, and the home also includes washer and dryer for added convenience. Stay comfortable year-round with 4 window heat/air units and an additional propane heater. Exterior features include a 2-car carport by the home, an additional 1-car carport on a separate lot, plus storage shed and 3-sided shed for extra storage/workspace. The property is fully serviced with public water and sewer and is enclosed with a chain-link fence, offering privacy and security. Great opportunity for homeowners or investors looking for value and functionality!

20. 2026-04-24
    price $91,000 938-char remark

    Show marketing remark (938 chars)

    Charming and affordable home located at 14029 Sitting Bull, Log Cabin, TX 75148 offering 3 bedrooms, 1 bathroom, and 1,088 sq ft of comfortable living space. This cozy one-level home features a durable metal roof, pier and beam foundation, and attractive wood siding exterior. Inside, you'll find a mix of tile and carpet flooring throughout. The kitchen comes equipped with refrigerator, range/oven, and the home also includes washer and dryer for added convenience. Stay comfortable year-round with 4 window heat/air units and an additional propane heater. Exterior features include a 2-car carport by the home, an additional 1-car carport on a separate lot, plus storage shed and 3-sided shed for extra storage/workspace. The property is fully serviced with public water and sewer and is enclosed with a chain-link fence, offering privacy and security. Great opportunity for homeowners or investors looking for value and functionality!

21. 2026-04-14
    listed $93,000 Active 938-char remark

    Show marketing remark (938 chars)

    Charming and affordable home located at 14029 Sitting Bull, Log Cabin, TX 75148 offering 3 bedrooms, 1 bathroom, and 1,088 sq ft of comfortable living space. This cozy one-level home features a durable metal roof, pier and beam foundation, and attractive wood siding exterior. Inside, you'll find a mix of tile and carpet flooring throughout. The kitchen comes equipped with refrigerator, range/oven, and the home also includes washer and dryer for added convenience. Stay comfortable year-round with 4 window heat/air units and an additional propane heater. Exterior features include a 2-car carport by the home, an additional 1-car carport on a separate lot, plus storage shed and 3-sided shed for extra storage/workspace. The property is fully serviced with public water and sewer and is enclosed with a chain-link fence, offering privacy and security. Great opportunity for homeowners or investors looking for value and functionality!

22. 2026-03-29
    historical
23. 2025-10-01
    listed $129,000 Active
24. 2025-09-30
    listed $129,000 Active
25. 2025-09-30
    historical
26. 2025-05-28
    price $129,000
27. 2025-05-28
    price $129,000
28. 2025-04-18
    price $137,000
29. 2025-04-18
    price $137,000
30. 2025-01-01
    price $145,000
31. 2024-12-31
    price $145,000
32. 2024-10-14
    price $153,000
33. 2024-10-14
    price $153,000
34. 2024-09-19
    listed $160,000 Active
35. 2024-09-17
    listed $160,000 Active
36. 2002-11-14
    soldstatus $15,000
37. 1999-08-06
    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: $378 · $31/mo
• Projected year-2 tax: $1,427 · $119/mo
• Expected delta: +$1,049/yr (+$87/mo · 277.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $12,014
• − Mortgage interest: −$4,369
• − Property taxes: −$378
• − Insurance: −$390
• − Repairs & maintenance: −$961
• − Management: −$961
• − Depreciation: −$2,269
• Taxable income: $2,685
• Est. tax owed @ 24.0%: −$645
• After-tax cash flow: $3,170/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: Eustace ISD
• NCES district ID: 4818720
• Math proficiency: 32% ▼ -18.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $42,425
• Composite: 32.48/100
• National rank: #5711
• State rank: #455 of 826 in TX

Livability — Log Cabin

• Score: 38/100
• State rank: #1626
• US rank: #27499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Log Cabin, TX
• Population (ZIP): 5,944

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 80,471 people
• By 2030: 80,608 · +0.2%
• By 2040: 80,087 · -0.5%
• By 2050: 78,208 · -2.8%
• By 2075: 72,423 · -10.0%
• By 2100: 61,012 · -24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 11% Hispanic / Latino 11% Black 11%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Russian 2% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+63.5) · D 18.0% · R 81.4%
• 2008→2024 swing: -18.8pp toward R · 2008: -44.6pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.2 2016: R+60.0 2012: R+54.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.76%
• Current HPI: 217.1629
• 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

+453.3% since first listed

21 events — show timeline

• 2026-05-15 Price Changed $83,000 HARMLS
• 2026-05-08 Price Changed $86,000 HARMLS
• 2026-04-30 Price Changed $88,000 HARMLS
• 2026-04-24 Price Changed $91,000 HARMLS
• 2026-04-14 Listed $93,000 HARMLS
• 2026-03-29 Listing Removed — NTREIS
• 2025-10-01 Listed $129,000 HCBOR
• 2025-09-30 Listing Removed — NTREIS
• 2025-09-30 Listed $129,000 NTREIS
• 2025-05-28 Price Changed $129,000 NTREIS
• 2025-05-28 Price Changed $129,000 HCBOR
• 2025-04-18 Price Changed $137,000 NTREIS
• 2025-04-18 Price Changed $137,000 HCBOR
• 2025-01-01 Price Changed $145,000 NTREIS
• 2024-12-31 Price Changed $145,000 HCBOR
• 2024-10-14 Price Changed $153,000 NTREIS
• 2024-10-14 Price Changed $153,000 HCBOR
• 2024-09-19 Listed $160,000 HCBOR
• 2024-09-17 Listed $160,000 NTREIS
• 2002-11-14 Sold (Public Records) $15,000 Public Records
• 1999-08-06 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $378 · +7.3% YoY. Source: county tax records.