1791 County Road 3855 · Bridgeport, TX 76487

$244,000

4 bd · 3.0 ba · 2,200 sqft · Manufactured public records · 239 Days on market

Built 1996 5.00 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 +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.9/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HEAVY VANDALISM/ SOLD AS IS/CALL AGENT TO SHOW

Key facts

• Updated workshop
• Gas lines replaced
• Double sub-floor

Tags

• SECLUDED PROPERTY
• LIVESTOCK SHED
• OLD CHICKEN PEN
• UPDATED WORKSHOP
• DOUBLE SUB-FLOOR
• GAS LINES REPLACED

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $244k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/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 $243k (0.6% below list).
• Recommended offer: $215k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.3% in Bridgeport — 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 68/100 on livability (#472 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D+, amenities F, commute F.
• Poolville ISD (rural): math 40% / reading 41% proficiency, ranked #385 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Poolville El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 380 students, 52% FRL).
• Market conditions: 288 active listings in the ZIP; 460 units permitted in Wise County in 2024 (243 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 $7k of value loss. Plan a longer hold.
• Wise County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $41k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 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: 0.99% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.92%
• DSCR: 1.26
• GRM: 8.4

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-18,116
• Equity at exit: $36,381

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $11,729
• Equity at exit: $21,097

Cash invested: $68,320 (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 76487

• Home prices YoY: -3.5%
• Active inventory: 288
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,426 medium
• Mortgage (P&I): −$1,280
• Tax from tax record: −$198 /mo · $2,382/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $337

Break-even live

Break-even rent $2,000

Max offer price $244,000

Occupancy floor 81%

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: $61,000
• Closing costs: $7,320
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2025-12-16
   soldstatus
2. 2025-11-16
   status Pending
3. 2025-11-07
   historical Active Option Contract
4. 2025-07-26
   price $244,000
5. 2025-07-04
   price $249,000
6. 2025-06-11
   price $255,000
7. 2025-05-23
   price $264,000
8. 2025-05-09
   status Active
9. 2025-05-03
   historical Active Option Contract
10. 2025-04-18
    price $269,000
11. 2025-03-22
    listed $285,000 Active
12. 2004-11-24
    soldstatus
13. 2004-11-15
    soldstatus 46-char remark

    Show marketing remark (46 chars)

    HEAVY VANDALISM/ SOLD AS IS/CALL AGENT TO SHOW

14. 2004-10-19
    historical 46-char remark

    Show marketing remark (46 chars)

    HEAVY VANDALISM/ SOLD AS IS/CALL AGENT TO SHOW

15. 2004-05-12
    listed $19,900 46-char remark

    Show marketing remark (46 chars)

    HEAVY VANDALISM/ SOLD AS IS/CALL AGENT TO SHOW

ⓘ 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: $2,382 · $198/mo
• Projected year-2 tax: $4,465 · $372/mo
• Expected delta: +$2,084/yr (+$174/mo · 87.5%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 6 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $29,111
• − Mortgage interest: −$13,668
• − Property taxes: −$2,382
• − Insurance: −$1,220
• − Repairs & maintenance: −$2,329
• − Management: −$2,329
• − Depreciation: −$7,098
• Taxable income: $86
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $4,021/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: Poolville ISD
• NCES district ID: 4835340
• Math proficiency: 40% ▼ -4.00%
• Reading proficiency: 41% ▲ 3.00%
• Median HH income: $49,462
• Composite: 34.86/100
• National rank: #5090
• State rank: #385 of 826 in TX

Livability — Bridgeport

• Score: 68/100
• State rank: #472
• US rank: #9507

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,799

Population outlook (Wise County) Hauer SSP2

• Today (2025): 71,620 people
• By 2030: 75,858 · +5.9%
• By 2040: 83,908 · +17.2%
• By 2050: 90,717 · +26.7%
• By 2075: 107,583 · +50.2%
• By 2100: 114,996 · +60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 15% Two or more races 11%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Wise

• 2024 margin: Solid R (+70.0) · D 14.7% · R 84.7%
• 2008→2024 swing: -14.3pp toward R · 2008: -55.7pp · 2024: -70.0pp
• All cycles: 2024: R+70.0 2020: R+68.2 2016: R+69.9 2012: R+67.5 2008: R+55.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.44%
• Current HPI: 283.54
• 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

+1126.1% since first listed

15 events — show timeline

• 2025-12-16 Sold (Public Records) — Public Records
• 2025-11-16 Pending — NTREIS
• 2025-11-07 Contingent — NTREIS
• 2025-07-26 Price Changed $244,000 NTREIS
• 2025-07-04 Price Changed $249,000 NTREIS
• 2025-06-11 Price Changed $255,000 NTREIS
• 2025-05-23 Price Changed $264,000 NTREIS
• 2025-05-09 Relisted — NTREIS
• 2025-05-03 Contingent — NTREIS
• 2025-04-18 Price Changed $269,000 NTREIS
• 2025-03-22 Listed $285,000 NTREIS
• 2004-11-24 Sold (Public Records) — Public Records
• 2004-11-15 Sold (MLS) — NTREIS
• 2004-10-19 Listing Removed — NTREIS
• 2004-05-12 Listed $19,900 NTREIS

Property tax history

+8.2%/yr

Latest (2025): $2,382 · +9.0% YoY. Source: county tax records.