201 An County Road 2128 · Palestine, TX 75801

$39,900

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 34 Days on market

Built 2020 0.29 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Great opportunity for investors, priced to sell! Come see this property just outside the city of Palestine! Located about 15 minutes from town, you'll be just a short drive away from all the shopping and dining amenities Palestine has to offer. This home sits on over a quarter acre of land and has three bedrooms, two full bathrooms, a family room, and a kitchen that leads to the utility room. The primary bedroom suite has a private bathroom with a tub/shower combo and a walk-in closet. The second bathroom also has a tub/shower combo and is conveniently located on the other side of the home, down the hall with the other two bedrooms. Outside, you'll enjoy the spacious driveway that leads to

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 2020

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Detached garage with 2 parking spaces
• Utilities: Public water; Septic tank sewer
• Home design: Residential property; One-story (all rooms listed on the first floor); Built in 2020
• Construction: Block foundation; Composition roof
• Exterior features: Private yard; Lot is cleared

Interior

• Kitchen: Includes dishwasher
• Bedrooms: Three bedrooms total — two standard bedrooms (15x15 and 9x8) and a primary bedroom (12x9); all on the first floor
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Dishwasher

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $798 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.3% 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+, employment D, amenities F.
• 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.
• Zoned schools: Westwood H S (math 22% / reading 32%, grade F, #1,204 of 1,632 statewide, top 75%, 438 students, 69% FRL).
• Market conditions: 196 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 $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 3.45% ✓
• Cap rate: 30.29%
• Cash-on-cash: 85.69%
• DSCR: 4.81
• GRM: 2.4

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: 86.2%
• Equity multiple: 4.97×
• Total profit: $44,375
• Equity at exit: $5,949

10-year hold

• IRR: 89.3%
• Equity multiple: 10.33×
• Total profit: $104,189
• Equity at exit: $3,450

Cash invested: $11,172 (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 75801

• Home prices YoY: -35.0%
• Active inventory: 196
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,377 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$65 /mo · $775/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $798

Break-even live

Break-even rent $368

Max offer price $39,900

Occupancy floor 37%

Sensitivity live

Price	-10% $820	-5% $809	+0% $798	+5% $786	+10% $775
Rent	-10% $689	-5% $743	+0% $798	+5% $852	+10% $907
Rate	-1.0pp $818	-0.5pp $808	base $798	+0.5pp $787	+1.0pp $777

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-14
   days on market $39,900 Pending 34 DOM
2. 2026-06-12
   days on market $39,900 Pending 33 DOM
3. 2026-06-09
   days on market $39,900 Pending 30 DOM
4. 2026-06-08
   days on market $39,900 Pending 29 DOM
5. 2026-06-07
   days on market $39,900 Pending 28 DOM
6. 2026-06-07
   days on market $39,900 Pending 27 DOM
7. 2026-06-04
   statusdays on market $39,900 Pending 24 DOM
8. 2026-06-02
   days on market $39,900 Active 23 DOM
9. 2026-06-01
   days on market $39,900 Active 22 DOM
10. 2026-05-31
    days on market $39,900 Active 21 DOM
11. 2026-05-31
    days on market $39,900 Active 20 DOM
12. 2026-05-07
    listed $39,900 Active 929-char remark
13. 2008-05-01
    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: $775 · $65/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 27 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $16,530
• − Mortgage interest: −$2,235
• − Property taxes: −$775
• − Insurance: −$200
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$1,161
• Taxable income: $9,515
• Est. tax owed @ 24.0%: −$2,284
• After-tax cash flow: $7,290/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

• County: Anderson County · 17,531 people
• City population: 17,531
• Metro: Palestine, TX
• Population (ZIP): 17,531
• Household income: $56,787
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 609.0

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 0.67)
• Race & ethnicity: White 48% Black 27% Hispanic / Latino 17% Two or more races 15% Native American 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 85% English-only · Spanish 12%

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: ▼ -83.17%
• Current HPI: 154.6138
• Rent YoY: —
• Metro: Palestine, TX
• 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

4 events — show timeline

• 2026-06-13 Pending — HARMLS
• 2026-06-03 Pending — HARMLS
• 2026-05-07 Listed $39,900 HARMLS
• 2008-05-01 Sold (Public Records) — Public Records

Property tax history

+14.0%/yr

Latest (2025): $775 · +0.7% YoY. Source: county tax records.