2301 An County Road 2209 · Palestine, TX 75803

$130,000

4 bd · 2.0 ba · 1,358 sqft · SingleFamily public records · 288 Days on market

Built 1982 0.50 ac lot $96/sqft · 37% below area Est $206k · 37% under

---

Why this score? — see what drove the B 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover comfort and space in this well maintained 4 bed 2 bath manufactured home, ideally situated on a peaceful corner lot. Sitting on nearly half an acre, this property offers room for gardening, outdoor activities or simply enjoying the quiet surrounding. Home has been updated with 3 panel windows, HAVAC system installed April 2023 and hot water heater replaced in 2022 along with the roof. A storage shed out back provides additional room for storage. Come check this one out.

Key facts

• Hot water heater
• Storage shed
• Corner lot

Tags

• CORNER LOT
• HALF AN ACRE
• 3 PANEL WINDOWS
• HAVAC SYSTEM
• HOT WATER HEATER
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.9% in Palestine — 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 66/100 on livability (#657 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools D, employment D.
• Westwood ISD (town): math 28% / reading 29% proficiency, ranked #659 of 826 in TX (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 134 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 $899 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 288 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $9k (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, 69% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 288 days. Have you received any prior offers? Is the seller open to a 12% 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 D-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.25% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.97%
• DSCR: 1.62
• GRM: 6.7

CMA / ARV

• ARV (median comp): $206,177
• List price: $130,000
• Delta: -36.95%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
194 An County Road 2209	0.06mi	3/2.0 (-1)	1,440 (+6%)	14mo	$210,000	$146	70

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $5,923
• Equity at exit: $19,383

10-year hold

• IRR: 13.7%
• Equity multiple: 2.10×
• Total profit: $39,916
• Equity at exit: $11,240

Cash invested: $36,400 (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 75803

• Home prices YoY: -34.0%
• Active inventory: 134
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,627 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$126 /mo · $1,510/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $424

Break-even live

Break-even rent $1,091

Max offer price $130,000

Occupancy floor 69%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $130,000 Active 288 DOM
2. 2026-06-18
   days on market $130,000 Active 287 DOM
3. 2026-06-17
   days on market $130,000 Active 286 DOM
4. 2026-06-16
   days on market $130,000 Active 285 DOM
5. 2026-06-15
   days on market $130,000 Active 284 DOM
6. 2026-06-14
   days on market $130,000 Active 282 DOM
7. 2026-06-12
   days on market $130,000 Active 281 DOM
8. 2026-06-09
   days on market $130,000 Active 278 DOM
9. 2026-06-08
   days on market $130,000 Active 277 DOM
10. 2026-06-07
    days on market $130,000 Active 276 DOM
11. 2026-06-07
    days on market $130,000 Active 275 DOM
12. 2026-06-04
    days on market $130,000 Active 272 DOM
13. 2026-06-02
    days on market $130,000 Active 271 DOM
14. 2026-06-01
    days on market $130,000 Active 270 DOM
15. 2026-05-31
    days on market $130,000 Active 269 DOM
16. 2026-05-31
    days on market $130,000 Active 268 DOM
17. 2026-03-05
    price $130,000 483-char remark

    Show marketing remark (483 chars)

    Discover comfort and space in this well maintained 4 bed 2 bath manufactured home, ideally situated on a peaceful corner lot. Sitting on nearly half an acre, this property offers room for gardening, outdoor activities or simply enjoying the quiet surrounding. Home has been updated with 3 panel windows, HAVAC system installed April 2023 and hot water heater replaced in 2022 along with the roof. A storage shed out back provides additional room for storage. Come check this one out.

18. 2025-11-04
    status Active 483-char remark

    Show marketing remark (483 chars)

    Discover comfort and space in this well maintained 4 bed 2 bath manufactured home, ideally situated on a peaceful corner lot. Sitting on nearly half an acre, this property offers room for gardening, outdoor activities or simply enjoying the quiet surrounding. Home has been updated with 3 panel windows, HAVAC system installed April 2023 and hot water heater replaced in 2022 along with the roof. A storage shed out back provides additional room for storage. Come check this one out.

19. 2025-08-16
    listed $139,000 Active 483-char remark

    Show marketing remark (483 chars)

    Discover comfort and space in this well maintained 4 bed 2 bath manufactured home, ideally situated on a peaceful corner lot. Sitting on nearly half an acre, this property offers room for gardening, outdoor activities or simply enjoying the quiet surrounding. Home has been updated with 3 panel windows, HAVAC system installed April 2023 and hot water heater replaced in 2022 along with the roof. A storage shed out back provides additional room for storage. Come check this one out.

20. 2025-08-15
    historical
21. 2025-07-16
    price $129,000
22. 2025-07-08
    price $139,000
23. 2025-07-01
    listed $149,000 Active
24. 2023-03-15
    soldstatus Closed
25. 2023-01-06
    soldstatus
26. 2022-12-26
    status Pending
27. 2022-10-06
    listed $77,900 Active
28. 2003-10-06
    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: $1,510 · $126/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$869/yr (+$72/mo · 57.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $19,525
• − Mortgage interest: −$7,282
• − Property taxes: −$1,510
• − Insurance: −$650
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$3,782
• Taxable income: $3,178
• Est. tax owed @ 24.0%: −$763
• After-tax cash flow: $4,322/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: Westwood ISD
• NCES district ID: 4843290
• Math proficiency: 28% ▼ -8.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $44,200
• Composite: 24.41/100
• National rank: #7684
• State rank: #659 of 826 in TX

Livability — Palestine

• Score: 66/100
• State rank: #657
• US rank: #12357

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 17,531
• 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

+66.9% since first listed

12 events — show timeline

• 2026-03-05 Price Changed $130,000 PAOR
• 2025-11-04 Relisted — PAOR
• 2025-08-16 Listed $139,000 PAOR
• 2025-08-15 Listing Removed — NTREIS
• 2025-07-16 Price Changed $129,000 NTREIS
• 2025-07-08 Price Changed $139,000 NTREIS
• 2025-07-01 Listed $149,000 NTREIS
• 2023-03-15 Sold (MLS) — NTREIS
• 2023-01-06 Sold (Public Records) — Public Records
• 2022-12-26 Pending — NTREIS
• 2022-10-06 Listed $77,900 NTREIS
• 2003-10-06 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,510 · +10.8% YoY. Source: county tax records.