1014 County Road 3226 · Quitman, TX 75783

$184,500

3 bd · 2.0 ba · 1,400 sqft · Manufactured public records · 81 Days on market

Built 2020 Fair condition 1.42 ac lot $132/sqft · 33% below area Est $275k · 33% under

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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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained Double wide manufactured home located on 1.4 acres with beautiful mature trees and back seasonal creek. Enjoy your morning coffee on the back patio deck surrounded by trees and listening to the birds. Interior offers open concept with new flooring in living room, kitchen and dining area. Large back patio deck offers privacy, surrounded by trees and overlooking creek. Plenty of space for entertaining family and friends. Property offers 3BR, 2Bath, laundry area located in primary closet area. The cutest shed with electric great for crafts, office, workout room. Large metal workshop approximately 28x35 with electricity, perfect for the handyman. Bring your RV there's electric hookup already on site. When you drive up to property you will be greeted with excellent curb appeal, 2 very tall pine trees are breathtaking. This property has endless possibilities. Backyard has chain link chicken coop and Dog run in place. Look no further! Schedule your showing today. Manufactured home has previously been moved. All information must be verified.

Key facts

• 1.4 acres
• Open concept
• New flooring

Tags

• DOUBLE WIDE MANUFACTURED HOME
• 1.4 ACRES
• MATURE TREES
• BACK SEASONAL CREEK
• OPEN CONCEPT
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $184k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $102 ($1k/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 $150k (18.6% below list).
• Recommended offer: $150k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.1% 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: schools C-, employment C-, amenities 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.
• Market conditions: 206 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 $6k 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 81 days — a 6% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $150,191 (18.6% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 0.81% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.36%
• DSCR: 1.10
• GRM: 10.2

CMA / ARV

• ARV (median comp): $275,206
• List price: $184,500
• Delta: -32.96%
• Verdict: UNDERPRICED
• Comps: 10 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.6%
• Equity multiple: 0.54×
• Total profit: $-23,523
• Equity at exit: $27,510

10-year hold

• IRR: -3.7%
• Equity multiple: 0.76×
• Total profit: $-12,537
• Equity at exit: $15,952

Cash invested: $51,660 (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: 206
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,502 medium
• Mortgage (P&I): −$968
• Tax from tax record: −$41 /mo · $486/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $102

Break-even live

Break-even rent $1,373

Max offer price $184,500

Occupancy floor 88%

Sensitivity live

Price	-10% $206	-5% $154	+0% $102	+5% $49	+10% $-3
Rent	-10% $-17	-5% $42	+0% $102	+5% $161	+10% $220
Rate	-1.0pp $194	-0.5pp $148	base $102	+0.5pp $54	+1.0pp $5

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: $46,125
• Closing costs: $5,535
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $184,500 Active 81 DOM
2. 2026-06-18
   days on market $184,500 Active 79 DOM
3. 2026-06-17
   days on market $184,500 Active 78 DOM
4. 2026-06-16
   days on market $184,500 Active 77 DOM
5. 2026-06-15
   days on market $184,500 Active 76 DOM
6. 2026-06-15
   days on market $184,500 Active 75 DOM
7. 2026-06-13
   days on market $184,500 Active 74 DOM
8. 2026-06-12
   days on market $184,500 Active 73 DOM
9. 2026-06-09
   days on market $184,500 Active 70 DOM
10. 2026-06-08
    days on market $184,500 Active 69 DOM
11. 2026-06-08
    days on market $184,500 Active 68 DOM
12. 2026-06-07
    days on market $184,500 Active 67 DOM
13. 2026-06-03
    days on market $184,500 Active 64 DOM
14. 2026-06-02
    days on market $184,500 Active 63 DOM
15. 2026-06-01
    days on market $184,500 Active 62 DOM
16. 2026-05-31
    days on market $184,500 Active 61 DOM
17. 2026-04-24
    price $187,000 1066-char remark

    Show marketing remark (1066 chars)

    Well-maintained Double wide manufactured home located on 1.4 acres with beautiful mature trees and back seasonal creek. Enjoy your morning coffee on the back patio deck surrounded by trees and listening to the birds. Interior offers open concept with new flooring in living room, kitchen and dining area. Large back patio deck offers privacy, surrounded by trees and overlooking creek. Plenty of space for entertaining family and friends. Property offers 3BR, 2Bath, laundry area located in primary closet area. The cutest shed with electric great for crafts, office, workout room. Large metal workshop approximately 28x35 with electricity, perfect for the handyman. Bring your RV there's electric hookup already on site. When you drive up to property you will be greeted with excellent curb appeal, 2 very tall pine trees are breathtaking. This property has endless possibilities. Backyard has chain link chicken coop and Dog run in place. Look no further! Schedule your showing today. Manufactured home has previously been moved. All information must be verified.

18. 2026-03-31
    listed $197,000 Active 1066-char remark

    Show marketing remark (1066 chars)

    Well-maintained Double wide manufactured home located on 1.4 acres with beautiful mature trees and back seasonal creek. Enjoy your morning coffee on the back patio deck surrounded by trees and listening to the birds. Interior offers open concept with new flooring in living room, kitchen and dining area. Large back patio deck offers privacy, surrounded by trees and overlooking creek. Plenty of space for entertaining family and friends. Property offers 3BR, 2Bath, laundry area located in primary closet area. The cutest shed with electric great for crafts, office, workout room. Large metal workshop approximately 28x35 with electricity, perfect for the handyman. Bring your RV there's electric hookup already on site. When you drive up to property you will be greeted with excellent curb appeal, 2 very tall pine trees are breathtaking. This property has endless possibilities. Backyard has chain link chicken coop and Dog run in place. Look no further! Schedule your showing today. Manufactured home has previously been moved. All information must be verified.

19. 2022-06-13
    soldstatus 1103-char remark

    Show marketing remark (1103 chars)

    * * * 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.

20. 2022-04-10
    listed $167,200 1103-char remark

    Show marketing remark (1103 chars)

    * * * 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.

ⓘ 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: $3,376 · $281/mo
• Expected delta: +$2,890/yr (+$241/mo · 594.1%)

ⓘ 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 4/10 Moderate
• 🌡 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: $18,023
• − Mortgage interest: −$10,335
• − Property taxes: −$486
• − Insurance: −$922
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$5,367
• Taxable loss: −$1,972
• Est. tax savings @ 24.0%: +$473
• After-tax cash flow: $1,692/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and cluttered	Major	$15,000–50,000
Kitchen appliances · Cluttered and worn	Major	$15,000–50,000
Deck · Worn and in need of refinishing	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• 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 ↑

ⓘ 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: 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

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

• Population (ZIP): 8,011

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%

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%

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

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

+11.8% since first listed

4 events — show timeline

• 2026-04-24 Price Changed $187,000 NTREIS
• 2026-03-31 Listed $197,000 NTREIS
• 2022-06-13 Sold (MLS) — GTAR
• 2022-04-10 Listed $167,200 GTAR