10722 Locust Dr · Gladewater, TX 75755

$129,000

2 bd · 2.0 ba · 1,216 sqft · Manufactured · 5 Days on market

Good condition 0.50 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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Schools +5.0/10.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

OWNER FINANCING AVAILABLE! This 2 bed 2 bath manufactured home has been recently remodeled and is ready for a new owner. These updates include new flooring, new fixtures, fresh paint, new bathroom vanities, and more. This property is a half acre lot situated between Gladewater and Big Sandy. It would make a great investment property or primary residence.

Key facts

• Recently remodeled
• Fresh paint
• New flooring

Tags

• RECENTLY REMODELED
• NEW FLOORING
• NEW FIXTURES
• FRESH PAINT
• NEW BATHROOM VANITIES
• HALF ACRE LOT

Property features AI

Finance

• Financial info: Annual tax amount listed (not included per instructions)

Exterior

• Utilities: Electric water heater
• Home design: Single-story manufactured home; Residential property
• Exterior features: Half-acre lot (0.5 acre)

Interior

• Bedrooms: Total of 4 rooms (includes bedrooms and other living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit(s) for cooling
• Interior features: Electric water heater; Window cooling units

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $129k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $192 ($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 $120k (7.0% below list).
• Recommended offer: $120k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 4.9% in Gladewater — 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 (#805 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime C-, schools D+, amenities F.
• Market conditions: 101 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $892 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $120,000 (7.0% 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 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?
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: 0.93% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 9.0

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-8,722
• Equity at exit: $19,234

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $7,909
• Equity at exit: $11,154

Cash invested: $36,120 (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 75755

• Home prices YoY: -18.6%
• Active inventory: 101
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$25 /mo · $306/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $192

Break-even live

Break-even rent $957

Max offer price $129,000

Occupancy floor 79%

Sensitivity live

Price	-10% $265	-5% $229	+0% $192	+5% $156	+10% $119
Rent	-10% $97	-5% $145	+0% $192	+5% $240	+10% $287
Rate	-1.0pp $257	-0.5pp $225	base $192	+0.5pp $159	+1.0pp $125

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
519 North St Unit 521 Gladewater, TX	2.0	1.0	865	$1,200	$1.39	44d	1	1.14mi

Listing history 3 events

1. 2026-05-20
   status Pending
2. 2026-05-15
   listed $129,000 Active
3. 2025-10-28
   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: $306 · $25/mo
• Projected year-2 tax: $2,361 · $197/mo
• Expected delta: +$2,055/yr (+$171/mo · 672.3%)

ⓘ 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 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$7,226
• − Property taxes: −$306
• − Insurance: −$645
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,753
• Taxable income: $167
• Est. tax owed @ 24.0%: −$40
• After-tax cash flow: $2,267/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This recently remodeled manufactured home is in excellent condition with new flooring, cabinets, and appliances, making it a great investment property or primary residence.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — Improves property's visual appeal and marketability.
• Both Upgrading appliances — Modernizes the home and increases its value for both resale and rental purposes.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Improves property's visual appeal and marketability. ↑
• Both Upgrading appliances — Modernizes the home and increases its value for both resale and rental purposes. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Gladewater

• Score: 64/100
• State rank: #805
• US rank: #14670

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,863

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 (81%)
• Race & ethnicity: White 81% Black 13% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Serbian 5% Slovak 4% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -43.30%
• Current HPI: 189.9675
• 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 events — show timeline

• 2026-05-20 Pending — LAAR
• 2026-05-15 Listed $129,000 LAAR
• 2025-10-28 Sold (Public Records) — Public Records

Property tax history

+16.6%/yr

Latest (2025): $306 · -1.8% YoY. Source: county tax records.