1437 W Loop 254 · Ranger, TX 76470

$125,000

3 bd · 1.0 ba · 1,904 sqft · Manufactured public records · 74 Days on market

Built 1996 2.60 ac lot ↓ 58% since listing

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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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.2/10.0
• Appreciation +5.0/10.0
• Livability +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

It would make a great commercial property! It's on loop 254 right down the road from Love's truck stop and less than half a mile from IH20 - the mobile home can be moved or redone to be used as office space or can be used as residential. sits on 2.5 acres with lots of road frontage- lots of possibilities with this property

Key facts

• 2.6 acre lot
• 2 parking spots
• Built 1996

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#378 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Ranger ISD (rural): math 23% / reading 33% proficiency, ranked #1,056 of 1,141 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 active listings in the ZIP; 10 units permitted in Eastland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $817 of equity ($864 loan paydown + $-47 appreciation (-0.0% local appreciation)).
• Eastland County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.30%
• DSCR: 1.19
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.12×
• Total profit: $4,138
• Equity at exit: $36,059

10-year hold

• IRR: 8.0%
• Equity multiple: 1.86×
• Total profit: $30,151
• Equity at exit: $43,157

Cash invested: $35,000 (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 76470

• Home prices YoY: -0.0%
• Active inventory: 45
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,270 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$170 /mo · $2,044/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $125

Break-even live

Break-even rent $1,111

Max offer price $125,000

Occupancy floor 85%

Sensitivity live

Price	-10% $196	-5% $161	+0% $125	+5% $90	+10% $55
Rent	-10% $25	-5% $75	+0% $125	+5% $176	+10% $226
Rate	-1.0pp $188	-0.5pp $157	base $125	+0.5pp $93	+1.0pp $60

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $125,000 Active 74 DOM
2. 2026-06-18
   days on market $125,000 Active 72 DOM
3. 2026-06-17
   days on market $125,000 Active 71 DOM
4. 2026-06-17
   remarks 693-char remark
5. 2026-06-16
   days on market $125,000 Active 70 DOM
6. 2026-06-15
   days on market $125,000 Active 69 DOM
7. 2026-06-15
   days on market $125,000 Active 68 DOM
8. 2026-06-13
   days on market $125,000 Active 67 DOM
9. 2026-06-12
   days on market $125,000 Active 66 DOM
10. 2026-06-09
    days on market $125,000 Active 63 DOM
11. 2026-06-08
    days on market $125,000 Active 62 DOM
12. 2026-06-08
    days on market $125,000 Active 61 DOM
13. 2026-06-07
    days on market $125,000 Active 60 DOM
14. 2026-06-03
    days on market $125,000 Active 57 DOM
15. 2026-06-02
    days on market $125,000 Active 56 DOM
16. 2026-06-01
    days on market $125,000 Active 55 DOM
17. 2026-05-31
    days on market $125,000 Active 54 DOM
18. 2026-04-07
    listed $125,000 Active 324-char remark

    Show marketing remark (324 chars)

    It would make a great commercial property! It's on loop 254 right down the road from Love's truck stop and less than half a mile from IH20 - the mobile home can be moved or redone to be used as office space or can be used as residential. sits on 2.5 acres with lots of road frontage- lots of possibilities with this property

19. 2026-04-04
    historical
20. 2026-02-24
    price $199,000
21. 2025-04-28
    price $275,000
22. 2025-04-04
    listed $295,000 Active
23. 2019-07-24
    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: $2,044 · $170/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$244/yr (+$20/mo · 11.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $15,241
• − Mortgage interest: −$7,002
• − Property taxes: −$2,044
• − Insurance: −$625
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$3,636
• Taxable loss: −$505
• Est. tax savings @ 24.0%: +$121
• After-tax cash flow: $1,626/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: Ranger ISD
• NCES district ID: 4836480
• Math proficiency: 23% ▲ 3.00%
• Reading proficiency: 33% ▲ 8.00%
• Median HH income: $32,023
• Composite: 25.73/100
• National rank: #12804
• State rank: #1056 of 1141 in TX

Livability — Ranger

• Score: 70/100
• State rank: #378
• US rank: #7977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ranger, TX
• Population (ZIP): 3,161

Population outlook (Eastland County) Hauer SSP2

• Today (2025): 17,433 people
• By 2030: 16,908 · -3.0%
• By 2040: 15,855 · -9.1%
• By 2050: 14,906 · -14.5%
• By 2075: 12,843 · -26.3%
• By 2100: 10,344 · -40.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 15% Two or more races 10% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 15% Iranian 3% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 7% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Eastland

• 2024 margin: Solid R (+77.5) · D 11.0% · R 88.5%
• 2008→2024 swing: -17.6pp toward R · 2008: -59.8pp · 2024: -77.5pp
• All cycles: 2024: R+77.5 2020: R+75.4 2016: R+75.4 2012: R+68.9 2008: R+59.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ -0.04%
• Current HPI: 124.079
• 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

-57.6% since first listed

6 events — show timeline

• 2026-04-07 Listed $125,000 NTREIS
• 2026-04-04 Listing Removed — NTREIS
• 2026-02-24 Price Changed $199,000 NTREIS
• 2025-04-28 Price Changed $275,000 NTREIS
• 2025-04-04 Listed $295,000 NTREIS
• 2019-07-24 Sold (Public Records) — Public Records

Property tax history

+22.6%/yr

Latest (2025): $2,044 · -1.9% YoY. Source: county tax records.