3762 Cr 4325 · Omaha, TX 75571

$119,900

3 bd · 2.5 ba · 896 sqft · Manufactured public records · 90 Days on market

Built 1992 2.00 ac lot ↓ 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).

• Cash flow +13.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Schools +4.4/10.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3 BEDROOM 2 1/2 BATH BRICK ON ALMOST 2 ACRES IN QUIET COUNTRY SETTING. LARGE WORKSHOP AND COVERED SHOP AREA.

Key facts

• Country setting
• Large workshop
• Covered shop area

Tags

• LARGE WORKSHOP
• COVERED SHOP AREA
• COUNTRY SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $13 ($158/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 $107k (11.1% below list).
• Recommended offer: $107k (11.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#1,145 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B+; Watch: schools F, amenities F, commute F.
• Chapel Hill ISD (rural): math 52% / reading 50% proficiency, ranked #149 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 59 active listings in the ZIP; 47 units permitted in Titus County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($829 loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,549 (11.1% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 11% 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. 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: 0.89% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.45×
• Total profit: $14,966
• Equity at exit: $53,560

10-year hold

• IRR: 10.5%
• Equity multiple: 2.57×
• Total profit: $52,556
• Equity at exit: $82,270

Cash invested: $33,572 (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 75571

• Home prices YoY: 1.8%
• Active inventory: 59
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $13

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 94%

Sensitivity live

Price	-10% $96	-5% $55	+0% $13	+5% $-28	+10% $-70
Rent	-10% $-71	-5% $-29	+0% $13	+5% $55	+10% $97
Rate	-1.0pp $74	-0.5pp $44	base $13	+0.5pp $-18	+1.0pp $-50

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-13
   status Pending
2. 2026-03-26
   price $119,900
3. 2026-02-12
   price $124,900
4. 2026-01-13
   listed $129,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,786
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$3,488
• Taxable loss: −$1,862
• Est. tax savings @ 24.0%: +$447
• After-tax cash flow: $605/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: Chapel Hill ISD
• NCES district ID: 4813680
• Math proficiency: 52% ▼ -6.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $55,405
• Composite: 44.15/100
• National rank: #2862
• State rank: #149 of 826 in TX

Livability — Omaha

• Score: 59/100
• State rank: #1145
• US rank: #20155

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,345

Population outlook (Titus County) Hauer SSP2

• Today (2025): 33,205 people
• By 2030: 33,187 · -0.1%
• By 2040: 32,931 · -0.8%
• By 2050: 32,231 · -2.9%
• By 2075: 29,507 · -11.1%
• By 2100: 25,369 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 23% Hispanic / Latino 10% Two or more races 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 7%

Political lean MEDSL · Titus

• 2024 margin: Solid R (+54.7) · D 22.3% · R 77.0%
• 2008→2024 swing: -23.5pp toward R · 2008: -31.2pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+44.7 2016: R+42.1 2012: R+39.0 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.95%
• Current HPI: 165.0851
• 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

-7.7% since first listed

4 events — show timeline

• 2026-04-13 Pending — LAAR
• 2026-03-26 Price Changed $119,900 LAAR
• 2026-02-12 Price Changed $124,900 LAAR
• 2026-01-13 Listed $129,900 LAAR

Property tax history

+0.5%/yr

Latest (2025): $174 · +13.4% YoY. Source: county tax records.