6194 Fm 19 · Neches, TX 75803

$149,000

3 bd · 2.0 ba · 1,178 sqft · Manufactured public records · 27 Days on market

Built 2017 Fair condition 2.83 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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +4.4/10.0
• 1% rule +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 6194 FM 19 in Neches, Texas; a rare opportunity offering nearly 3 acres of endless possibilities in the highly sought-after Neches ISD. Tucked away among mature trees for natural privacy and seclusion, this property offers the peaceful country lifestyle while still being just minutes from everyday conveniences and River Run ATV Park. The 3-bedroom, 2-bath home features a spacious layout with a large primary suite complete with an ensuite bathroom and walk-through closet. The additional bedrooms provide flexibility, with the third bedroom being large enough to easily serve as a shared space if desired. All appliances convey with the home, making this property move-in ready from da

Key facts

• Nearly 3 acres
• Natural privacy
• Walk-through closet

Tags

• NEARLY 3 ACRES
• MATURE TREES
• NATURAL PRIVACY
• LARGE PRIMARY SUITE
• ENSUITE BATHROOM
• WALK-THROUGH CLOSET

Property features AI

Finance

• Other: Survey available; Possession at closing/funding
• Financial info: Listing terms: Cash or Conventional
• HOA & community: No association

Exterior

• Parking: Driveway; Parking pad; Additional parking; RV access/parking; No garage or covered/carport spaces
• Security: Audio and video surveillance present
• Utilities: Electricity available; Septic
• Home design: Mobile home (residential); Single story
• Construction: Composition roof; Built in 2017; Preowned
• Exterior features: RV/boat parking; RV hookup; Acreage lot (about 2.83 acres)

Interior

• Kitchen: Kitchen island
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Open floorplan; Kitchen island; Cable TV available; Walk-in closet(s); One living area; Room count: 2
• Laundry & utility: Utility room; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $149k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (7.1% below list).
• Recommended offer: $138k (7.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Neches ISD (rural): math 55% / reading 45% proficiency, ranked #379 of 1,141 in TX (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Neches El (math 52% / reading 47%, grade D, #865 of 4,322 statewide, top 21%, 170 students, 64% FRL) — zoned schools average 64% FRL vs 42% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 135 active listings in the ZIP; 29 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Anderson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,373 (7.1% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.93% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.89%
• DSCR: 1.17
• GRM: 9.0

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-15,545
• Equity at exit: $22,216

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-2,527
• Equity at exit: $12,883

Cash invested: $41,720 (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 75803

• Home prices YoY: -34.0%
• Active inventory: 135
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,384 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$114 /mo · $1,372/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $135

Break-even live

Break-even rent $1,212

Max offer price $149,000

Occupancy floor 85%

Sensitivity live

Price	-10% $220	-5% $178	+0% $135	+5% $93	+10% $51
Rent	-10% $26	-5% $81	+0% $135	+5% $190	+10% $245
Rate	-1.0pp $210	-0.5pp $173	base $135	+0.5pp $97	+1.0pp $58

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $149,000 Active 27 DOM
2. 2026-06-18
   days on market $149,000 Active 26 DOM
3. 2026-06-17
   days on market $149,000 Active 25 DOM
4. 2026-06-16
   days on market $149,000 Active 24 DOM
5. 2026-06-15
   days on market $149,000 Active 23 DOM
6. 2026-06-14
   days on market $149,000 Active 21 DOM
7. 2026-06-12
   days on market $149,000 Active 20 DOM
8. 2026-06-09
   days on market $149,000 Active 17 DOM
9. 2026-06-08
   days on market $149,000 Active 16 DOM
10. 2026-06-07
    days on market $149,000 Active 15 DOM
11. 2026-06-05
    days on market $149,000 Active 13 DOM
12. 2026-06-04
    days on market $149,000 Active 11 DOM
13. 2026-06-02
    days on market $149,000 Active 10 DOM
14. 2026-06-01
    days on market $149,000 Active 9 DOM
15. 2026-05-31
    days on market $149,000 Active 8 DOM
16. 2026-05-31
    days on market $149,000 Active 7 DOM
17. 2026-05-23
    listed $149,000 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: $1,372 · $114/mo
• Projected year-2 tax: $2,727 · $227/mo
• Expected delta: +$1,355/yr (+$113/mo · 98.8%)

ⓘ 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 ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $16,605
• − Mortgage interest: −$8,346
• − Property taxes: −$1,372
• − Insurance: −$745
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$4,335
• Taxable loss: −$849
• Est. tax savings @ 24.0%: +$204
• After-tax cash flow: $1,829/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires significant repairs and improvements to its exterior and interior to enhance its resale and rental value.

Repairs flagged

• Major Landscaping — Needs significant work to enhance curb appeal
• Major Exterior cleaning — Dirt road and debris need cleaning
• Major Painting — Worn paint needs touch-up or replacement
• Major Appliances — Dated and cluttered, needs replacement

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances both resale and rental value
• Both Painting and interior cleaning — Improves overall appearance and appeal
• Both Appliance replacement — Modernizes the home and attracts more buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Needs significant work to enhance curb appeal	Major	$15,000–50,000
Exterior cleaning · Dirt road and debris need cleaning	Major	$15,000–50,000
Painting · Worn paint needs touch-up or replacement	Major	$15,000–50,000
Appliances · Dated and cluttered, needs replacement	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances both resale and rental value ↑
• Both Painting and interior cleaning — Improves overall appearance and appeal ↑
• Both Appliance replacement — Modernizes the home and attracts more buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Neches ISD
• NCES district ID: 4832250
• Math proficiency: 55% ▲ 10.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $44,165
• Composite: 44.27/100
• National rank: #6174
• State rank: #379 of 1141 in TX

Livability — Neches

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 21,390

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 56,663 people
• By 2030: 57,373 · +1.3%
• By 2040: 58,960 · +4.1%
• By 2050: 59,073 · +4.3%
• By 2075: 53,737 · -5.2%
• By 2100: 42,516 · -25.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Hispanic / Latino 24% Two or more races 17% Black 14%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Romanian 1% Iranian 1% Slovak 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+61.8) · D 18.8% · R 80.6%
• 2008→2024 swing: -18.3pp toward R · 2008: -43.5pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+58.0 2016: R+58.1 2012: R+52.2 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.92%
• Current HPI: 186.4885
• 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

1 event — show timeline

• 2026-05-23 Listed $149,000 NTREIS