515 Crooked Trl · Waskom, TX 75692

$54,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 38 Days on market

Built 1999 1.00 ac lot $35/sqft · 61% below area ↓ 9% since listing

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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
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in Waskom! This double-wide mobile home offers 3 bedrooms and 2 bathrooms with the added benefit of owning the land. The home features window unit A/C systems and a spacious layout with plenty of potential. The property needs TLC, making it a great value-add opportunity for buyers or investors looking to customize and build equity. A solid chance to own land and create the space you’ve been looking for!

Key facts

• Owning the land
• 1 acre lot
• Built 1999

Tags

• DOUBLE-WIDE MOBILE HOME
• WINDOW UNIT AC SYSTEMS
• OWNING THE LAND

Property features AI

Finance

• Financial info: Listing terms: Cash; Loan type: Treat As Clear; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: No covered parking; No carport; no designated parking features
• Utilities: Utilities: Other; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story
• Construction: Built in 1999
• Exterior features: Lot is about 1 acre; Directions available to property

Interior

• Kitchen: Kitchen approximately 15 x 15
• Bedrooms: Primary bedroom (1st level) about 11 x 11; Bedroom (1st level) about 10 x 10; Bedroom (1st level) about 10 x 10
• Bathrooms: 2 full bathrooms
• Interior features: One-level layout; Total of 5 rooms; Living area approximately 1568; General interior features: Other
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $756 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#168 in TX, #4,434 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment F.
• Waskom ISD (rural): math 38% / reading 43% proficiency, ranked #387 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Waskom El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 358 students, 71% FRL) — zoned schools average 71% FRL vs 54% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 54 active listings in the ZIP; 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.70% ✓
• Cap rate: 22.81%
• Cash-on-cash: 58.99%
• DSCR: 3.62
• GRM: 3.1

CMA / ARV

• ARV (median comp): $139,793
• List price: $54,900
• Delta: -60.73%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
395 Dixie Lake Ln	0.45mi	4/2.0 (+1)	1,792 (+14%)	10mo	$142,900	$80	42

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: 57.7%
• Equity multiple: 3.56×
• Total profit: $39,280
• Equity at exit: $8,186

10-year hold

• IRR: 62.5%
• Equity multiple: 7.27×
• Total profit: $96,364
• Equity at exit: $4,747

Cash invested: $15,372 (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 75692

• Home prices YoY: -31.6%
• Active inventory: 54
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,484 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$106 /mo · $1,269/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $756

Break-even live

Break-even rent $527

Max offer price $54,900

Occupancy floor 44%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-15
   days on market $54,900 Active 38 DOM
2. 2026-06-15
   days on market $54,900 Active 37 DOM
3. 2026-06-13
   days on market $54,900 Active 36 DOM
4. 2026-06-12
   days on market $54,900 Active 35 DOM
5. 2026-06-09
   days on market $54,900 Active 32 DOM
6. 2026-06-08
   days on market $54,900 Active 31 DOM
7. 2026-06-08
   days on market $54,900 Active 30 DOM
8. 2026-06-07
   days on market $54,900 Active 29 DOM
9. 2026-06-03
   days on market $54,900 Active 26 DOM

   Show marketing remark (430 chars)

   Great opportunity in Waskom! This double-wide mobile home offers 3 bedrooms and 2 bathrooms with the added benefit of owning the land. The home features window unit A/C systems and a spacious layout with plenty of potential. The property needs TLC, making it a great value-add opportunity for buyers or investors looking to customize and build equity. A solid chance to own land and create the space you’ve been looking for!

10. 2026-06-02
    days on market $54,900 Active 25 DOM
11. 2026-06-01
    days on market $54,900 Active 24 DOM
12. 2026-05-31
    days on market $54,900 Active 23 DOM
13. 2026-05-11
    listed $49,900 Active 430-char remark

    Show marketing remark (430 chars)

    Great opportunity in Waskom! This double-wide mobile home offers 3 bedrooms and 2 bathrooms with the added benefit of owning the land. The home features window unit A/C systems and a spacious layout with plenty of potential. The property needs TLC, making it a great value-add opportunity for buyers or investors looking to customize and build equity. A solid chance to own land and create the space you’ve been looking for!

14. 2026-05-08
    listed $54,900 Active 426-char remark
15. 2001-07-12
    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: $1,269 · $106/mo
• Projected year-2 tax: $1,269 · $106/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $17,806
• − Mortgage interest: −$3,075
• − Property taxes: −$1,269
• − Insurance: −$274
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − Depreciation: −$1,597
• Taxable income: $8,741
• Est. tax owed @ 24.0%: −$2,098
• After-tax cash flow: $6,970/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: Waskom ISD
• NCES district ID: 4844670
• Math proficiency: 38% ▼ -4.00%
• Reading proficiency: 43% ▲ 1.00%
• Median HH income: $49,184
• Composite: 34.82/100
• National rank: #5103
• State rank: #387 of 826 in TX

Livability — Waskom

• Score: 74/100
• State rank: #168
• US rank: #4434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,255

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 68,691 people
• By 2030: 69,317 · +0.9%
• By 2040: 69,973 · +1.9%
• By 2050: 70,090 · +2.0%
• By 2075: 70,607 · +2.8%
• By 2100: 67,546 · -1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 11% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 1% Romanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+50.6) · D 24.4% · R 75.0%
• 2008→2024 swing: -19.2pp toward R · 2008: -31.4pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+45.6 2016: R+43.9 2012: R+34.6 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.51%
• Current HPI: 144.1058
• 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

-9.1% since first listed

7 events — show timeline

• 2026-06-15 Pending — NTREIS
• 2026-06-15 Sold (MLS) — NTREIS
• 2026-06-03 Sold (MLS) — LAAR
• 2026-05-21 Pending — LAAR
• 2026-05-11 Listed $49,900 LAAR
• 2026-05-08 Listed $54,900 NTREIS
• 2001-07-12 Sold (Public Records) — Public Records

Property tax history

-0.5%/yr

Latest (2025): $1,269 · -3.4% YoY. Source: county tax records.