1212 County Road 136b · Oak Ridge, TX 75161

$260,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 32 Days on market

Built 1997 1.52 ac lot Est $279k · 7% under

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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 +15.1/30.0
• ARV discount +10.5/15.0
• DSCR +4.6/10.0
• 1% rule +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Whether you are looking for a primary residence, investment opportunity, or a property with room for outdoor use, this one has strong potential. The generous lot provides space for parking, animals, gardening, storage, or future improvements, depending on buyer needs and local restrictions. Located in Kaufman County, this property gives you the feel of country living without being too far from Terrell’s shopping, dining, schools, and major road access.

Key facts

• Generous lot
• Country living
• Outdoor use

Tags

• GENEROUS LOT
• OUTDOOR USE
• COUNTRY LIVING
• KAUFMAN COUNTY

Property features AI

Finance

• Other: All personal property excluded from sale, including TVs, TV mounts, washer, dryer and refrigerator
• Financial info: Accepts Cash, Conventional, FHA, USDA Loan, VA Loan
• HOA & community: No homeowners association

Exterior

• Parking: Carport (covered, 2 spaces)
• Utilities: City water; Septic; Co-op electric
• Home design: Manufactured home; One story; Residential property
• Construction: Built in 1997
• Exterior features: Approximately 1.52-acre lot; Will not subdivide; Subdivision: Interstate 20 Estates

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Open floorplan; Eat-in kitchen; Kitchen island; Decorative lighting; Cable TV available; High speed internet available; Other
• Laundry & utility: Washer and dryer excluded from sale

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $234k (10.2% below list).
• Recommended offer: $234k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.6% in Oak Ridge — 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 62/100 on livability (#900 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Terrell ISD (town): math 25% / reading 30% proficiency, ranked #677 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Gilbert Willie Sr El (math 23% / reading 21%, grade F, #3,333 of 4,322 statewide, top 80%, 701 students, 72% FRL); Herman Furlough Jr Middle (math 28% / reading 28%, grade F, #1,143 of 1,662 statewide, top 69%, 1,168 students, 64% FRL); Terrell H S (math 24% / reading 38%, grade F, #1,077 of 1,632 statewide, top 66%, 1,466 students, 56% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: 89 active listings in the ZIP; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($252k) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,584 (10.2% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 10% 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. 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?
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: 0.90% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.44%
• DSCR: 1.06
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $278,880
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1519 County Road 136a	0.36mi	3/2.0	1,568 (-7%)	17mo	$260,000	$166	58

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-36,548
• Equity at exit: $38,767

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-24,604
• Equity at exit: $22,480

Cash invested: $72,800 (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 75161

• Home prices YoY: -18.4%
• Active inventory: 89
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,336 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$286 /mo · $3,432/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $87

Break-even live

Break-even rent $2,225

Max offer price $260,000

Occupancy floor 91%

Sensitivity live

Price	-10% $235	-5% $161	+0% $87	+5% $14	+10% $-60
Rent	-10% $-97	-5% $-5	+0% $87	+5% $180	+10% $272
Rate	-1.0pp $218	-0.5pp $154	base $87	+0.5pp $20	+1.0pp $-48

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $260,000 Active 32 DOM
2. 2026-06-18
   days on market $260,000 Active 29 DOM
3. 2026-06-17
   days on market $260,000 Active 28 DOM
4. 2026-06-16
   days on market $260,000 Active 27 DOM
5. 2026-06-15
   days on market $260,000 Active 26 DOM
6. 2026-06-13
   days on market $260,000 Active 24 DOM
7. 2026-06-13
   days on market $260,000 Active 23 DOM
8. 2026-06-09
   days on market $260,000 Active 20 DOM
9. 2026-06-08
   days on market $260,000 Active 19 DOM
10. 2026-06-07
    days on market $260,000 Active 18 DOM
11. 2026-06-04
    days on market $260,000 Active 15 DOM
12. 2026-06-03
    days on market $260,000 Active 14 DOM
13. 2026-06-02
    days on market $260,000 Active 13 DOM
14. 2026-06-01
    days on market $260,000 Active 12 DOM
15. 2026-05-31
    days on market $260,000 Active 11 DOM
16. 2026-05-20
    listed $260,000 Active
17. 2024-04-16
    soldstatus
18. 2024-04-16
    soldstatus
19. 2013-01-11
    soldstatus
20. 2012-04-16
    soldstatus
21. 2003-01-22
    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: $3,432 · $286/mo
• Projected year-2 tax: $4,758 · $396/mo
• Expected delta: +$1,326/yr (+$110/mo · 38.6%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 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: $28,030
• − Mortgage interest: −$14,564
• − Property taxes: −$3,432
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − Depreciation: −$7,564
• Taxable loss: −$3,315
• Est. tax savings @ 24.0%: +$796
• After-tax cash flow: $1,845/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: Terrell ISD
• NCES district ID: 4842450
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $44,265
• Composite: 23.57/100
• National rank: #7855
• State rank: #677 of 826 in TX

Livability — Oak Ridge

• Score: 62/100
• State rank: #900
• US rank: #16164

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,910

Population outlook (Kaufman County) Hauer SSP2

• Today (2025): 138,716 people
• By 2030: 150,815 · +8.7%
• By 2040: 174,877 · +26.1%
• By 2050: 198,020 · +42.8%
• By 2075: 251,908 · +81.6%
• By 2100: 285,325 · +105.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 24% Two or more races 15% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 2% Portuguese 1% Slovak 1%
• Foreign-born: 12% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Kaufman

• 2024 margin: Strong R (+27.9) · D 35.6% · R 63.5%
• 2008→2024 swing: +7.9pp toward D · 2008: -35.8pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+33.9 2016: R+47.0 2012: R+44.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.90%
• Current HPI: 255.8463
• 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

6 events — show timeline

• 2026-05-20 Listed $260,000 NTREIS
• 2024-04-16 Sold (Public Records) — Public Records
• 2024-04-16 Sold (Public Records) — Public Records
• 2013-01-11 Sold (Public Records) — Public Records
• 2012-04-16 Sold (Public Records) — Public Records
• 2003-01-22 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $3,432 · +13.3% YoY. Source: county tax records.