1828 Thigpen Rd · Hudson, TX 75969

$175,000

3 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 4 Days on market

Built 2010 3.30 ac lot

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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 +17.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Appreciation +4.9/10.0
• 1% rule +4.7/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Escape to country living with this beautifully maintained 3BR, 2BA double wide mobile home situated on 3.3 peaceful acres just outside the city limits of Lufkin in the highly sought after Central ISD. This clean and move-in ready home offers a split bedroom floor plan providing privacy and comfort for the whole family, The living area features a cozy woodburning fireplace, perfect for relaxing evenings at home. The kitchen and dining area flow nicely for everyday living. A new roof in 2024 adds peace of mind and long-term value. Step outside and enjoy the quiet setting with plenty of room to spread out. The property includes an above ground swimming pool just off the back deck, ideal for su

Key facts

• 3.3 peaceful acres
• Detached carport
• Small storage shed

Tags

• 3.3 PEACEFUL ACRES
• SPLIT BEDROOM FLOOR PLAN
• WOODBURNING FIREPLACE
• ABOVE GROUND SWIMMING POOL
• DETACHED CARPORT
• SMALL STORAGE SHED

Property features AI

Exterior

• Home design: Single family residence; Residential property
• Construction: Vinyl siding; Composition roof
• Exterior features: Shed(s); 3.3-acre lot

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Wood-burning fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/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 $169k (3.2% below list).
• Recommended offer: $169k (3.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.0% in Hudson — 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 64/100 on livability (#791 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Central ISD (rural): math 41% / reading 45% proficiency, ranked #294 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Central El (math 35% / reading 41%, grade F, #1,709 of 4,322 statewide, top 40%, 633 students, 68% FRL); Central J H (math 47% / reading 46%, grade D+, #443 of 1,662 statewide, top 28%, 440 students, 62% FRL); Central H S (math 32% / reading 47%, grade F, #821 of 1,632 statewide, top 53%, 385 students, 58% FRL).
• Market conditions: 31 active listings in the ZIP; 120 units permitted in Angelina County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $775 of equity ($1k loan paydown + $-435 appreciation (-0.2% local appreciation)).

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,461 (3.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.97% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.07%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $869
• Equity at exit: $48,653

10-year hold

• IRR: 6.2%
• Equity multiple: 1.65×
• Total profit: $31,850
• Equity at exit: $56,785

Cash invested: $49,000 (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 75969

• Home prices YoY: -0.1%
• Active inventory: 31
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,695 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$223 /mo · $2,671/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $125

Break-even live

Break-even rent $1,536

Max offer price $175,000

Occupancy floor 88%

Sensitivity live

Price	-10% $225	-5% $175	+0% $125	+5% $76	+10% $26
Rent	-10% $-8	-5% $59	+0% $125	+5% $192	+10% $259
Rate	-1.0pp $214	-0.5pp $170	base $125	+0.5pp $80	+1.0pp $34

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-15
   listed $175,000 Active 989-char remark

ⓘ 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: $2,671 · $223/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$531/yr (+$44/mo · 19.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 25 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: $20,335
• − Mortgage interest: −$9,803
• − Property taxes: −$2,671
• − Insurance: −$875
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$5,091
• Taxable loss: −$1,358
• Est. tax savings @ 24.0%: +$326
• After-tax cash flow: $1,832/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: Central ISD
• NCES district ID: 4813500
• Math proficiency: 41% ▼ -11.00%
• Reading proficiency: 45% ▼ -2.00%
• Median HH income: $52,994
• Composite: 37.26/100
• National rank: #4458
• State rank: #294 of 826 in TX

Livability — Hudson

• Score: 64/100
• State rank: #791
• US rank: #14441

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

• Population (ZIP): 4,606

Population outlook (Angelina County) Hauer SSP2

• Today (2025): 90,174 people
• By 2030: 90,697 · +0.6%
• By 2040: 91,291 · +1.2%
• By 2050: 91,168 · +1.1%
• By 2075: 88,961 · -1.3%
• By 2100: 80,590 · -10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Black 5% Two or more races 5%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Angelina

• 2024 margin: Solid R (+52.0) · D 23.7% · R 75.7%
• 2008→2024 swing: -17.0pp toward R · 2008: -35.0pp · 2024: -52.0pp
• All cycles: 2024: R+52.0 2020: R+46.1 2016: R+47.3 2012: R+43.9 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.25%
• Current HPI: 235.2344
• 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

2 events — show timeline

• 2026-05-19 Pending — Deep East Texas MLS
• 2026-05-15 Listed $175,000 Deep East Texas MLS

Property tax history

+5.1%/yr

Latest (2025): $2,671 · -1.4% YoY. Source: county tax records.