106 Bowden Rd · Union Grove, TX 75647

$160,000

3 bd · 2.0 ba · 2,038 sqft · Manufactured public records · 215 Days on market

Built 2007 1.03 ac lot ↓ 3% since listing

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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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +4.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential in this 2007 double-wide manufactured home situated on 1.03 acres in Union Grove ISD. Whether you're searching for a starter home, an investment opportunity, or a space with business potential due to its high-visibility location, this property offers flexibility and room to grow. This home features over 2,000 sq. ft. , including two living areas, three bedrooms, and two full baths, giving everyone plenty of space to enjoy. The open-concept layout provides an easy flow throughout the main living areas, making daily life simple and comfortable. Step outside to enjoy a large covered front deck, perfect for morning coffee or relaxing in the evenings. The property also includes two outdoor storage buildings, offering space for tools, equipment, or hobbies. With no use restrictions and a full acre to work with, the possibilities are wide open. Bring your ideas and vision—this property is ready for its next chapter and waiting for you to make it completely yours!

Key facts

• One acre
• No use restrictions
• 1.03 acre lot

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• HIGH-VISIBILITY LOCATION
• LARGE COVERED FRONT DECK
• TWO OUTDOOR STORAGE BUILDINGS
• NO USE RESTRICTIONS
• ONE ACRE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#1,363 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Union Grove ISD (rural): math 54% / reading 52% proficiency, ranked #117 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Union Grove El (math 45% / reading 44%, grade F, #1,155 of 4,322 statewide, top 29%, 406 students, 51% FRL); Union Grove J H (math 57% / reading 62%, grade B, #166 of 1,662 statewide, top 11%, 126 students, 49% FRL); Union Grove H S (math 82% / reading 62%, grade B+, #95 of 1,632 statewide, top 7%, 229 students, 38% FRL).
• Market conditions: 179 active listings in the ZIP; 34 units permitted in Upshur County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Upshur County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% 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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 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 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. 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: 1.13% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.31%
• DSCR: 1.50
• GRM: 7.4

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $940
• Equity at exit: $23,857

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $35,314
• Equity at exit: $13,834

Cash invested: $44,800 (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 75647

• Home prices YoY: -8.2%
• Active inventory: 179
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,804 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$97 /mo · $1,167/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $422

Break-even live

Break-even rent $1,270

Max offer price $160,000

Occupancy floor 72%

Sensitivity live

Price	-10% $513	-5% $468	+0% $422	+5% $377	+10% $332
Rent	-10% $280	-5% $351	+0% $422	+5% $494	+10% $565
Rate	-1.0pp $503	-0.5pp $463	base $422	+0.5pp $381	+1.0pp $339

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $160,000 Active 215 DOM
2. 2026-06-21
   days on market $160,000 Active 214 DOM
3. 2026-06-18
   days on market $160,000 Active 212 DOM
4. 2026-06-17
   days on market $160,000 Active 211 DOM
5. 2026-06-17
   price $160,000 Active 210 DOM
6. 2026-06-16
   days on market $168,000 Active 210 DOM
7. 2026-06-15
   days on market $168,000 Active 209 DOM
8. 2026-06-15
   days on market $168,000 Active 208 DOM
9. 2026-06-13
   days on market $168,000 Active 207 DOM
10. 2026-06-12
    days on market $168,000 Active 206 DOM
11. 2026-06-09
    days on market $168,000 Active 203 DOM
12. 2026-06-08
    days on market $168,000 Active 202 DOM
13. 2026-06-08
    days on market $168,000 Active 201 DOM
14. 2026-06-07
    days on market $168,000 Active 200 DOM
15. 2026-06-03
    days on market $168,000 Active 197 DOM
16. 2026-06-02
    days on market $168,000 Active 196 DOM
17. 2026-06-01
    days on market $168,000 Active 195 DOM
18. 2026-05-31
    days on market $168,000 Active 194 DOM
19. 2026-05-12
    price $168,500 999-char remark

    Show marketing remark (999 chars)

    Discover the potential in this 2007 double-wide manufactured home situated on 1.03 acres in Union Grove ISD. Whether you're searching for a starter home, an investment opportunity, or a space with business potential due to its high-visibility location, this property offers flexibility and room to grow. This home features over 2,000 sq. ft. , including two living areas, three bedrooms, and two full baths, giving everyone plenty of space to enjoy. The open-concept layout provides an easy flow throughout the main living areas, making daily life simple and comfortable. Step outside to enjoy a large covered front deck, perfect for morning coffee or relaxing in the evenings. The property also includes two outdoor storage buildings, offering space for tools, equipment, or hobbies. With no use restrictions and a full acre to work with, the possibilities are wide open. Bring your ideas and vision—this property is ready for its next chapter and waiting for you to make it completely yours!

20. 2026-03-16
    price $172,250 999-char remark

    Show marketing remark (999 chars)

    Discover the potential in this 2007 double-wide manufactured home situated on 1.03 acres in Union Grove ISD. Whether you're searching for a starter home, an investment opportunity, or a space with business potential due to its high-visibility location, this property offers flexibility and room to grow. This home features over 2,000 sq. ft. , including two living areas, three bedrooms, and two full baths, giving everyone plenty of space to enjoy. The open-concept layout provides an easy flow throughout the main living areas, making daily life simple and comfortable. Step outside to enjoy a large covered front deck, perfect for morning coffee or relaxing in the evenings. The property also includes two outdoor storage buildings, offering space for tools, equipment, or hobbies. With no use restrictions and a full acre to work with, the possibilities are wide open. Bring your ideas and vision—this property is ready for its next chapter and waiting for you to make it completely yours!

21. 2026-03-11
    price $172,000 999-char remark

    Show marketing remark (999 chars)

    Discover the potential in this 2007 double-wide manufactured home situated on 1.03 acres in Union Grove ISD. Whether you're searching for a starter home, an investment opportunity, or a space with business potential due to its high-visibility location, this property offers flexibility and room to grow. This home features over 2,000 sq. ft. , including two living areas, three bedrooms, and two full baths, giving everyone plenty of space to enjoy. The open-concept layout provides an easy flow throughout the main living areas, making daily life simple and comfortable. Step outside to enjoy a large covered front deck, perfect for morning coffee or relaxing in the evenings. The property also includes two outdoor storage buildings, offering space for tools, equipment, or hobbies. With no use restrictions and a full acre to work with, the possibilities are wide open. Bring your ideas and vision—this property is ready for its next chapter and waiting for you to make it completely yours!

22. 2025-11-18
    listed $174,000 Active 999-char remark

    Show marketing remark (999 chars)

    Discover the potential in this 2007 double-wide manufactured home situated on 1.03 acres in Union Grove ISD. Whether you're searching for a starter home, an investment opportunity, or a space with business potential due to its high-visibility location, this property offers flexibility and room to grow. This home features over 2,000 sq. ft. , including two living areas, three bedrooms, and two full baths, giving everyone plenty of space to enjoy. The open-concept layout provides an easy flow throughout the main living areas, making daily life simple and comfortable. Step outside to enjoy a large covered front deck, perfect for morning coffee or relaxing in the evenings. The property also includes two outdoor storage buildings, offering space for tools, equipment, or hobbies. With no use restrictions and a full acre to work with, the possibilities are wide open. Bring your ideas and vision—this property is ready for its next chapter and waiting for you to make it completely yours!

ⓘ 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: $1,167 · $97/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$1,761/yr (+$147/mo · 150.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $21,651
• − Mortgage interest: −$8,962
• − Property taxes: −$1,167
• − Insurance: −$800
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − Depreciation: −$4,655
• Taxable income: $2,603
• Est. tax owed @ 24.0%: −$625
• After-tax cash flow: $4,444/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: Union Grove ISD
• NCES district ID: 4843530
• Math proficiency: 54% ▼ -7.00%
• Reading proficiency: 52% ▼ -4.00%
• Median HH income: $61,597
• Composite: 46.4/100
• National rank: #2458
• State rank: #117 of 826 in TX

Livability — Union Grove

• Score: 55/100
• State rank: #1363
• US rank: #23429

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,457

Population outlook (Upshur County) Hauer SSP2

• Today (2025): 42,771 people
• By 2030: 43,788 · +2.4%
• By 2040: 45,574 · +6.6%
• By 2050: 46,683 · +9.1%
• By 2075: 49,137 · +14.9%
• By 2100: 47,457 · +11.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 12% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Upshur

• 2024 margin: Solid R (+71.0) · D 14.2% · R 85.2%
• 2008→2024 swing: -22.0pp toward R · 2008: -49.0pp · 2024: -71.0pp
• All cycles: 2024: R+71.0 2020: R+68.5 2016: R+68.0 2012: R+59.8 2008: R+49.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.12%
• Current HPI: 303.1316
• 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

-3.2% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $168,500 LAAR
• 2026-03-16 Price Changed $172,250 LAAR
• 2026-03-11 Price Changed $172,000 LAAR
• 2025-11-18 Listed $174,000 LAAR

Property tax history

+0.0%/yr

Latest (2025): $1,167 · +7.0% YoY. Source: county tax records.