1014 County Road 3226 · Quitman, TX 75783

$155,000

3 bd · 2.0 ba · 1,400 sqft · Manufactured public records · 55 Days on market

Manufactured home Built 1999 Fair condition 1.42 ac lot $111/sqft · 44% below area Est $275k · 44% under ↓ 8% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +8.8/30.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0
• Condition / age +2.2/5.0
• 1% rule +1.5/10.0
• Manufactured-home adj. -3.4

Listing remarks MLS

* * * RV and RV port do not convey * * * This 1999 Redmond Sedona mobile home was moved to this location in 2020. A new roof was installed a month prior to the move. At the new location the home received a new 3 ton HVAC package system, conventional septic system, all electrical receptacles, switches and boxes were replaced, new steel bathtubs installed in both bathrooms, all new doors and trim with rosettes, including beveled front door and French doors off the dining room to back wood deck, new cabinets, sinks and faucets throughout and new dishwasher, range and window over the sink for enjoying the great views in the kitchen. The home offers a split floor plan, nice sized bedrooms and closets. The exterior of this great property is host to 1.5 acres with a creek, towering trees, front and back wood decks, fencing on three sides, a 29'x30' metal shop with half concrete and half wood flooring, lighting throughout, workbench and shelving, electrical outlets in the work area and two roll doors, AND you don't want to miss the RV station with electricity, water and septic hook up.

Key facts

• 1.4 acres
• New flooring
• Back patio deck

Tags

• DOUBLE WIDE MANUFACTURED HOME
• 1.4 ACRES
• MATURE TREES
• BACK SEASONAL CREEK
• BACK PATIO DECK
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (35.4% below list).
• Recommended offer: $100k (35.4% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 2.8% in Quitman — 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 76/100 on livability (#106 in TX, #3,504 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Quitman ISD (town): math 36% / reading 47% proficiency, ranked #381 of 826 in TX (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Quitman El (math 40% / reading 43%, grade F, #1,437 of 4,322 statewide, top 34%, 581 students, 64% FRL); Quitman J H (math 38% / reading 44%, grade F, #613 of 1,662 statewide, top 38%, 270 students, 58% FRL); Quitman H S (math 22% / reading 62%, grade F, #730 of 1,632 statewide, top 47%, 365 students, 53% FRL).
• Market conditions: 297 active listings in the ZIP; 72 units permitted in Wood County in 2024 (29 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 $5k of value loss. Plan a longer hold.
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago 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 wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,205 (35.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.65% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.49%
• DSCR: 0.84
• GRM: 12.9

CMA / ARV

• ARV (median comp): $275,043
• List price: $155,000
• Delta: -43.65%
• Verdict: UNDERPRICED
• Comps: 10 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1084 County Road 3230	2.03mi	3/2.0	1,427 (+2%)	6mo	$549,750	$385	57
379 County Road 2195	1.92mi	3/2.0	1,418 (+1%)	18mo	$89,000	$63	48
3821 County Road 3230	0.53mi	2/2.0 (-1)	1,428 (+2%)	25mo	$280,000	$196	47
112 County Road 3231	1.94mi	3/2.0	1,536 (+10%)	12mo	$349,900	$228	39
112 County Road 3231	1.94mi	3/2.0	1,536 (+10%)	42mo	$307,225	$200	29
478 County Road 3235	2.19mi	3/3.0	1,512 (+8%)	31mo	$349,500	$231	28
922 County Road 3256	1.16mi	3/2.0	1,558 (+11%)	24mo	$800,000	$513	26
190 County Road 2195	2.03mi	3/2.0	1,701 (+22%)	20mo	$285,000	$168	24
370 County Road 3245	1.94mi	3/2.0	1,664 (+19%)	31mo	$550,000	$331	20
130 pr 7221	2.04mi	3/2.0	1,120 (-20%)	33mo	$125,000	$112	20
959 County Road 3230	2.11mi	2/2.0 (-1)	1,196 (-15%)	26mo	$325,000	$272	16
231 County Road 3237	1.64mi	2/1.5 (-1)	1,100 (-21%)	30mo	$349,900	$318	13

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: -22.2%
• Equity multiple: 0.23×
• Total profit: $-33,242
• Equity at exit: $23,111

10-year hold

• IRR: -16.4%
• Equity multiple: 0.09×
• Total profit: $-39,629
• Equity at exit: $13,402

Cash invested: $43,400 (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 75783

• Home prices YoY: -9.6%
• Active inventory: 297
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,002 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$41 /mo · $486/yr
• Insurance: −$65
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-126

Break-even live

Break-even rent $1,162

Max offer price $132,682

Occupancy floor —

Sensitivity live

Price	-10% $-39	-5% $-82	+0% $-126	+5% $-170	+10% $-214
Rent	-10% $-205	-5% $-166	+0% $-126	+5% $-87	+10% $-47
Rate	-1.0pp $-48	-0.5pp $-87	base $-126	+0.5pp $-167	+1.0pp $-207

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: $38,750
• Closing costs: $4,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Parcel ID: R132444Will not subdivide
• Financial info: Listing accepts Cash, Conventional, and VA loan
• HOA & community: No association

Exterior

• Parking: DrivewayAdditional parking (no garage or covered/carport spaces)
• Security: Gated fence
• Utilities: Individual water meterSeptic systemCable availableMunicipal utility district: No
• Home design: Single family residenceOne storyResidential property on approximately 1.417 acresSubdivision: Yarbrough
• Construction: Built in 1999Siding constructionComposition roofPreowned
• Exterior features: Barbed wire fencing with gateKennel/dog runShed(s)Workshop with electricStorage structuresProperty is grassed and partially woodedAsphalt access

Interior

• Kitchen: DishwasherElectric rangeWater line to refrigeratorBuilt-in cabinets
• Bedrooms: 3 bedroomsPrimary bedroom on main level with walk-in closet
• Flooring: CarpetCombination flooringLuxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air (electric)Ceiling fan(s)
• Interior features: Open floorplanEat-in kitchenHigh speed internet availableOne living areaOne dining areaRoom count: 5
• Laundry & utility: Laundry room on main levelElectric water heater

Listing history 50 events

1. 2026-09-24
   days on market $155,000 Active 55 DOM
2. 2026-09-23
   days on market $155,000 Active 54 DOM
3. 2026-09-21
   days on market $155,000 Active 52 DOM
4. 2026-09-20
   days on market $155,000 Active 51 DOM
5. 2026-09-19
   days on market $155,000 Active 50 DOM
6. 2026-09-19
   days on market $155,000 Active 49 DOM
7. 2026-09-17
   days on market $155,000 Active 48 DOM
8. 2026-09-17
   days on market $155,000 Active 47 DOM
9. 2026-09-16
   days on market $155,000 Active 46 DOM
10. 2026-09-14
    days on market $155,000 Active 45 DOM
11. 2026-09-13
    days on market $155,000 Active 44 DOM
12. 2026-09-12
    days on market $155,000 Active 43 DOM
13. 2026-09-11
    days on market $155,000 Active 42 DOM
14. 2026-09-05
    days on market $155,000 Active 36 DOM
15. 2026-09-04
    days on market $155,000 Active 35 DOM
16. 2026-09-03
    days on market $155,000 Active 34 DOM
17. 2026-09-02
    days on market $155,000 Active 33 DOM
18. 2026-08-31
    days on market $155,000 Active 30 DOM
19. 2026-08-29
    days on market $155,000 Active 29 DOM
20. 2026-08-28
    days on market $155,000 Active 28 DOM
21. 2026-08-27
    days on market $155,000 Active 27 DOM
22. 2026-08-26
    days on market $155,000 Active 26 DOM
23. 2026-08-25
    days on market $155,000 Active 25 DOM
24. 2026-08-24
    days on market $155,000 Active 24 DOM
25. 2026-08-23
    days on market $155,000 Active 23 DOM
26. 2026-08-22
    days on market $155,000 Active 22 DOM
27. 2026-08-21
    days on market $155,000 Active 21 DOM
28. 2026-08-20
    days on market $155,000 Active 20 DOM
29. 2026-08-19
    days on market $155,000 Active 19 DOM
30. 2026-08-18
    days on market $155,000 Active 18 DOM
31. 2026-08-17
    days on market $155,000 Active 17 DOM
32. 2026-08-16
    days on market $155,000 Active 16 DOM
33. 2026-08-15
    days on market $155,000 Active 15 DOM
34. 2026-08-14
    days on market $155,000 Active 14 DOM
35. 2026-08-13
    days on market $155,000 Active 13 DOM
36. 2026-08-12
    days on market $155,000 Active 12 DOM
37. 2026-08-11
    days on market $155,000 Active 11 DOM
38. 2026-08-10
    days on market $155,000 Active 10 DOM
39. 2026-08-09
    days on market $155,000 Active 9 DOM
40. 2026-08-08
    days on market $155,000 Active 8 DOM
41. 2026-08-07
    days on market $155,000 Active 7 DOM
42. 2026-08-06
    days on market $155,000 Active 6 DOM
43. 2026-08-05
    days on market $155,000 Active 5 DOM
44. 2026-08-04
    days on market $155,000 Active 4 DOM
45. 2026-08-03
    pricedays on marketlisting id $155,000 Active 3 DOM
46. 2026-07-26
    days on market $176,000 Active 117 DOM
47. 2026-07-24
    days on market $176,000 Active 115 DOM
48. 2026-07-23
    days on market $176,000 Active 114 DOM
49. 2026-07-22
    days on market $176,000 Active 113 DOM
50. 2026-07-21
    days on market $176,000 Active 112 DOM

ⓘ 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: $486 · $41/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$2,350/yr (+$196/mo · 483.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $12,025
• − Mortgage interest: −$8,682
• − Property taxes: −$486
• − Insurance: −$775
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$4,509
• Taxable loss: −$4,352
• Est. tax savings @ 24.0%: +$1,045
• After-tax cash flow: $-472/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 Est. rehab $35,000–$63,000 screening

The property requires moderate repairs and maintenance, particularly in the kitchen and deck areas, to improve its condition and value.

Repairs flagged

• Major Kitchen cabinets — Worn and cluttered
• Major Kitchen appliances — Cluttered and worn
• Major Deck — Worn and in need of refinishing

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Refinish deck — Improves curb appeal and functionality ↑
• Both Replace kitchen cabinets and appliances — Enhances functionality and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Quitman El F TX #1,437/4,322 Nat'l #18,859/41,679 Middle Quitman J H F TX #613/1,662 Nat'l #5,727/14,009 High Quitman H S F TX #730/1,632 Nat'l #7,572/17,239

Schools (NCES district)

• District: Quitman ISD
• NCES district ID: 4836300
• Math proficiency: 36% ▼ -15.00%
• Reading proficiency: 47% ▼ -4.00%
• Median HH income: $42,081
• Composite: 34.94/100
• National rank: #5063
• State rank: #381 of 826 in TX

B Composite livability gradescore 76/100

Livability — Quitman

• Score: 76/100
• State rank: #106
• US rank: #3504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wood · 46,480 people
• Population (ZIP): 8,011
• Household income: $61,631
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 10% of renters

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Population outlook (Wood County) Hauer SSP2

• Today (2025): 46,480 people
• By 2030: 47,796 · +2.8%
• By 2040: 50,142 · +7.9%
• By 2050: 52,122 · +12.1%
• By 2075: 57,033 · +22.7%
• By 2100: 56,418 · +21.4%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 13% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 3% Slovak 3% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 8%

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Political lean MEDSL · Wood

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.6%
• 2008→2024 swing: -15.5pp toward R · 2008: -54.2pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+68.2 2016: R+70.0 2012: R+64.2 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.83%
• Current HPI: 234.4883
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• Other: Parcel ID: R132444Will not subdivide
• Financial info: Listing accepts Cash, Conventional, and VA loan
• HOA & community: No association

Exterior

• Parking: DrivewayAdditional parking (no garage or covered/carport spaces)
• Security: Gated fence
• Utilities: Individual water meterSeptic systemCable availableMunicipal utility district: No
• Home design: Single family residenceOne storyResidential property on approximately 1.417 acresSubdivision: Yarbrough
• Construction: Built in 1999Siding constructionComposition roofPreowned
• Exterior features: Barbed wire fencing with gateKennel/dog runShed(s)Workshop with electricStorage structuresProperty is grassed and partially woodedAsphalt access

Interior

• Kitchen: DishwasherElectric rangeWater line to refrigeratorBuilt-in cabinets
• Bedrooms: 3 bedroomsPrimary bedroom on main level with walk-in closet
• Flooring: CarpetCombination flooringLuxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air (electric)Ceiling fan(s)
• Interior features: Open floorplanEat-in kitchenHigh speed internet availableOne living areaOne dining areaRoom count: 5
• Laundry & utility: Laundry room on main levelElectric water heater

Price history

-8.3% since first listed

9 events — show timeline

• 2026-07-31 Listed $155,000 NTREIS
• 2026-07-27 Listing Removed — NTREIS
• 2026-06-27 Price Changed $176,000 NTREIS
• 2026-05-20 Price Changed $184,500 NTREIS
• 2026-04-24 Price Changed $187,000 NTREIS
• 2026-03-31 Listed $197,000 NTREIS
• 2022-06-13 Sold (MLS) — GTAR
• 2022-04-10 Price Changed $169,000 GTAR
• 2022-04-10 Listed $169,000 GTAR