8876 N Cr 136 · New London, TX 75684

$214,900

4 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 98 Days on market

Built 2016 1.26 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 +11.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

Country Living in Overton ISD! Built in 2016 and updated in 2025, new blinds throughout , new carpet with memory foam padding, this home offers 4 bedrooms , 2 baths, and 1.255 acres so there is plenty of space to provide privacy and elbow room. 2 living areas, split master bedroom and wonderful open floor plan, makes it comfortable and inviting. New fenced dog run , Brand new covered front deck with ample space to grill, decorate or even just enjoy the fresh air with a cup of coffee. Take a look at this one today. Easy access to Kilgore, Tyler and I 20. 15 minutes from Kilgore and I 20 and 30 minutes from Tyler.

Key facts

• Open floor plan
• Overton isd
• Ample space to grill

Tags

• OVERTON ISD
• UPDATED IN 2025
• OPEN FLOOR PLAN
• COVERED FRONT DECK
• AMPLE SPACE TO GRILL

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $-77 ($-926/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (28.5% below list).
• Recommended offer: $154k (28.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#475 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Overton ISD (rural): math 31% / reading 32% proficiency, ranked #582 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Overton El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 237 students, 73% FRL); Overton H S (math 32% / reading 27%, grade F, #1,112 of 1,632 statewide, top 70%, 257 students, 66% FRL) — zoned schools average 69% FRL vs 52% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 70 active listings in the ZIP; 4 units permitted in Rusk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Rusk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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, 61% 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 $153,660 (28.5% 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 98 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. 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: 0.72% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 11.7

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: 6.0%
• Equity multiple: 1.35×
• Total profit: $20,876
• Equity at exit: $96,628

10-year hold

• IRR: 8.9%
• Equity multiple: 2.35×
• Total profit: $81,108
• Equity at exit: $148,916

Cash invested: $60,172 (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 75684

• Active inventory: 70
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,537 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$75 /mo · $895/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $-77

Break-even live

Break-even rent $1,634

Max offer price $201,266

Occupancy floor —

Sensitivity live

Price	-10% $44	-5% $-16	+0% $-77	+5% $-138	+10% $-199
Rent	-10% $-199	-5% $-138	+0% $-77	+5% $-16	+10% $44
Rate	-1.0pp $31	-0.5pp $-23	base $-77	+0.5pp $-133	+1.0pp $-190

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-06
   price $214,900 621-char remark

   Show marketing remark (621 chars)

   Country Living in Overton ISD! Built in 2016 and updated in 2025, new blinds throughout , new carpet with memory foam padding, this home offers 4 bedrooms , 2 baths, and 1.255 acres so there is plenty of space to provide privacy and elbow room. 2 living areas, split master bedroom and wonderful open floor plan, makes it comfortable and inviting. New fenced dog run , Brand new covered front deck with ample space to grill, decorate or even just enjoy the fresh air with a cup of coffee. Take a look at this one today. Easy access to Kilgore, Tyler and I 20. 15 minutes from Kilgore and I 20 and 30 minutes from Tyler.

2. 2026-02-18
   listed $219,500 Active 621-char remark

   Show marketing remark (621 chars)

   Country Living in Overton ISD! Built in 2016 and updated in 2025, new blinds throughout , new carpet with memory foam padding, this home offers 4 bedrooms , 2 baths, and 1.255 acres so there is plenty of space to provide privacy and elbow room. 2 living areas, split master bedroom and wonderful open floor plan, makes it comfortable and inviting. New fenced dog run , Brand new covered front deck with ample space to grill, decorate or even just enjoy the fresh air with a cup of coffee. Take a look at this one today. Easy access to Kilgore, Tyler and I 20. 15 minutes from Kilgore and I 20 and 30 minutes from Tyler.

3. 2025-04-21
   soldstatus Closed 382-char remark

   Show marketing remark (382 chars)

   Country living! This 2016 built, 4 bedroom located in Overton ISD is situated on 1.255 acres. This property offers ample privacy with room to roam. With over 2100 sq. ft. you will enjoy the open living floor plan, 2 living rooms, or use one as a large dining area, split floor plan for needed separation from the kiddos, breakfast bar, and more! Call for your private showing today!

4. 2025-04-10
   soldstatus Closed
5. 2025-04-01
   historical 382-char remark

   Show marketing remark (382 chars)

   Country living! This 2016 built, 4 bedroom located in Overton ISD is situated on 1.255 acres. This property offers ample privacy with room to roam. With over 2100 sq. ft. you will enjoy the open living floor plan, 2 living rooms, or use one as a large dining area, split floor plan for needed separation from the kiddos, breakfast bar, and more! Call for your private showing today!

6. 2025-01-25
   listed $199,900 Active 382-char remark

   Show marketing remark (382 chars)

   Country living! This 2016 built, 4 bedroom located in Overton ISD is situated on 1.255 acres. This property offers ample privacy with room to roam. With over 2100 sq. ft. you will enjoy the open living floor plan, 2 living rooms, or use one as a large dining area, split floor plan for needed separation from the kiddos, breakfast bar, and more! Call for your private showing today!

7. 2024-10-23
   listed $199,900 Active
8. 2024-10-11
   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: $895 · $75/mo
• Projected year-2 tax: $3,933 · $328/mo
• Expected delta: +$3,038/yr (+$253/mo · 339.4%)

ⓘ 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 ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $18,439
• − Mortgage interest: −$12,038
• − Property taxes: −$895
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$6,252
• Taxable loss: −$4,770
• Est. tax savings @ 24.0%: +$1,145
• After-tax cash flow: $219/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: Overton ISD
• NCES district ID: 4833870
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $48,386
• Composite: 27.3/100
• National rank: #7000
• State rank: #582 of 826 in TX

Livability — New London

• Score: 68/100
• State rank: #475
• US rank: #9545

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 8,368
• Population (ZIP): 7,655

Population outlook (Rusk County) Hauer SSP2

• Today (2025): 52,498 people
• By 2030: 52,093 · -0.8%
• By 2040: 50,866 · -3.1%
• By 2050: 49,696 · -5.3%
• By 2075: 48,583 · -7.5%
• By 2100: 43,265 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 20% Two or more races 15% Black 11%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Rusk

• 2024 margin: Solid R (+59.4) · D 20.0% · R 79.4%
• 2008→2024 swing: -13.2pp toward R · 2008: -46.3pp · 2024: -59.4pp
• All cycles: 2024: R+59.4 2020: R+55.7 2016: R+56.5 2012: R+51.1 2008: R+46.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+7.5% since first listed

8 events — show timeline

• 2026-04-06 Price Changed $214,900 LAAR
• 2026-02-18 Listed $219,500 LAAR
• 2025-04-21 Sold (MLS) — GTAR
• 2025-04-10 Sold (MLS) — LAAR
• 2025-04-01 Delisted — GTAR
• 2025-01-25 Listed $199,900 GTAR
• 2024-10-23 Listed $199,900 LAAR
• 2024-10-11 Sold (Public Records) — Public Records

Property tax history

-2.4%/yr

Latest (2025): $895 · +9.9% YoY. Source: county tax records.