732 Cr 307 · Carthage, TX 75639

$172,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 73 Days on market

Built 2016 Good condition 2.00 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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Appreciation +5.0/10.0
• 1% rule +4.4/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome to peaceful country living at 732 CR 307 in DeBerry, Texas! This charming 3-bedroom, 2-bath mobile home with a POOL sits on approximately 2 beautiful acres, offering the perfect blend of privacy, space, and comfort. Step inside to find a spacious living area with plenty of natural light, creating a warm and inviting atmosphere. The open-concept layout flows seamlessly into the kitchen and dining area, making it ideal for both everyday living and entertaining. The primary suite features a private bath and generous closet space, while two additional bedrooms provide flexibility for family, guests, or a home office. Outside, you’ll fall in love with the expansive property. Enjoy warm Texas days relaxing by your sparkling pool, perfect for summer gatherings and weekend fun. With 2 acres of land, there’s ample room for gardening, pets, recreation, or even adding a workshop. This property also comes with two large storage containers, an RV hookup with water, electric, and sewer and dog kennels that can either remain on the property or be removed based on your preference. Experience the quiet charm of country living while still being conveniently located near town amenities. If you’ve been searching for space, privacy, and a pool to enjoy in beautiful DeBerry, this property is a must see!

Key facts

• Expansive property
• 2 acre lot
• Pool

Tags

• EXPANSIVE PROPERTY
• AMPLE ROOM FOR GARDENING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $173k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $185 ($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 $162k (6.2% below list).
• Recommended offer: $162k (6.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#258 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, crime F.
• Carthage ISD (town): math 41% / reading 41% proficiency, ranked #364 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 40 active listings in the ZIP; 6 units permitted in Panola County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Panola County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,197 (6.2% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
5. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.58%
• DSCR: 1.20
• GRM: 8.9

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: 11.8%
• Equity multiple: 1.67×
• Total profit: $32,550
• Equity at exit: $77,743

10-year hold

• IRR: 13.9%
• Equity multiple: 3.05×
• Total profit: $99,375
• Equity at exit: $119,812

Cash invested: $48,412 (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 75639

• Active inventory: 40
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,622 medium
• Mortgage (P&I): −$907
• Tax from tax record: −$118 /mo · $1,416/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $185

Break-even live

Break-even rent $1,388

Max offer price $172,900

Occupancy floor 84%

Sensitivity live

Price	-10% $282	-5% $234	+0% $185	+5% $136	+10% $87
Rent	-10% $56	-5% $121	+0% $185	+5% $249	+10% $313
Rate	-1.0pp $272	-0.5pp $229	base $185	+0.5pp $140	+1.0pp $94

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: $43,225
• Closing costs: $5,187
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-07
   status Pending 1328-char remark

   Show marketing remark (1328 chars)

   Welcome to peaceful country living at 732 CR 307 in DeBerry, Texas! This charming 3-bedroom, 2-bath mobile home with a POOL sits on approximately 2 beautiful acres, offering the perfect blend of privacy, space, and comfort. Step inside to find a spacious living area with plenty of natural light, creating a warm and inviting atmosphere. The open-concept layout flows seamlessly into the kitchen and dining area, making it ideal for both everyday living and entertaining. The primary suite features a private bath and generous closet space, while two additional bedrooms provide flexibility for family, guests, or a home office. Outside, you’ll fall in love with the expansive property. Enjoy warm Texas days relaxing by your sparkling pool, perfect for summer gatherings and weekend fun. With 2 acres of land, there’s ample room for gardening, pets, recreation, or even adding a workshop. This property also comes with two large storage containers, an RV hookup with water, electric, and sewer and dog kennels that can either remain on the property or be removed based on your preference. Experience the quiet charm of country living while still being conveniently located near town amenities. If you’ve been searching for space, privacy, and a pool to enjoy in beautiful DeBerry, this property is a must see!

2. 2026-02-23
   listed $172,900 Active 1328-char remark

   Show marketing remark (1328 chars)

   Welcome to peaceful country living at 732 CR 307 in DeBerry, Texas! This charming 3-bedroom, 2-bath mobile home with a POOL sits on approximately 2 beautiful acres, offering the perfect blend of privacy, space, and comfort. Step inside to find a spacious living area with plenty of natural light, creating a warm and inviting atmosphere. The open-concept layout flows seamlessly into the kitchen and dining area, making it ideal for both everyday living and entertaining. The primary suite features a private bath and generous closet space, while two additional bedrooms provide flexibility for family, guests, or a home office. Outside, you’ll fall in love with the expansive property. Enjoy warm Texas days relaxing by your sparkling pool, perfect for summer gatherings and weekend fun. With 2 acres of land, there’s ample room for gardening, pets, recreation, or even adding a workshop. This property also comes with two large storage containers, an RV hookup with water, electric, and sewer and dog kennels that can either remain on the property or be removed based on your preference. Experience the quiet charm of country living while still being conveniently located near town amenities. If you’ve been searching for space, privacy, and a pool to enjoy in beautiful DeBerry, this property is a must see!

ⓘ 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: $1,416 · $118/mo
• Projected year-2 tax: $3,164 · $264/mo
• Expected delta: +$1,748/yr (+$146/mo · 123.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major 71% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,464
• − Mortgage interest: −$9,685
• − Property taxes: −$1,416
• − Insurance: −$864
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$5,030
• Taxable loss: −$646
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $2,370/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 75/100 Cosmetic rehab

This charming 3-bedroom mobile home is in good condition with a good ROI potential. It's move-in ready with minor updates to enhance curb appeal and interior comfort.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Both Replace carpet in bedrooms — Improves comfort and appearance
• Resale Install modern lighting in kitchen — Modernizes space and enhances aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet in bedrooms — Improves comfort and appearance ↑
• Resale Install modern lighting in kitchen — Modernizes space and enhances aesthetics ↑

ⓘ 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)

• District: Carthage ISD
• NCES district ID: 4813110
• Math proficiency: 41% ▼ -3.00%
• Reading proficiency: 41% ▼ -3.00%
• Median HH income: $48,546
• Composite: 35.19/100
• National rank: #4997
• State rank: #364 of 826 in TX

Livability — Carthage

• Score: 72/100
• State rank: #258
• US rank: #6081

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,698

Population outlook (Panola County) Hauer SSP2

• Today (2025): 23,273 people
• By 2030: 22,845 · -1.8%
• By 2040: 21,652 · -7.0%
• By 2050: 20,107 · -13.6%
• By 2075: 15,709 · -32.5%
• By 2100: 11,013 · -52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 7% Italian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Panola

• 2024 margin: Solid R (+66.4) · D 16.7% · R 83.1%
• 2008→2024 swing: -17.5pp toward R · 2008: -48.9pp · 2024: -66.4pp
• All cycles: 2024: R+66.4 2020: R+63.5 2016: R+63.5 2012: R+56.1 2008: R+48.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-05-07 Pending — LAAR
• 2026-02-23 Listed $172,900 LAAR

Property tax history

+62.6%/yr

Latest (2025): $1,416 · -8.9% YoY. Source: county tax records.