10136 County Road 418 · Grandview, TX 76050

$185,000

2 bd · 1.5 ba · 1,064 sqft · Manufactured public records · 8 Days on market

Built 1990 3.00 ac lot ↓ 30% since listing

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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 +13.6/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• 1% rule +4.1/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare opportunity to own approximately 3 acres in Grandview with existing utilities and homesite improvements already in place. Property includes an existing manufactured home being sold AS-IS. Seller makes no representations regarding the condition of the home, and buyers are encouraged to conduct their own inspections and due diligence. Property features an existing water meter, electric service, septic system, driveway, and established homesite. The manufactured home may require substantial repairs, renovation, or replacement depending on the buyer's intended use. The value of this property is primarily in the land, utilities, septic system, and existing site improvements, offering a variety of possibilities for future use. Excellent opportunity for an investor, builder, or buyer looking for acreage with infrastructure already in place. Located outside city limits. Buyer to verify all information, restrictions, utilities, and intended use.

Key facts

• Electric service
• Existing utilities
• Existing water meter

Tags

• 3 ACRES
• EXISTING UTILITIES
• HOMESITE IMPROVEMENTS
• EXISTING WATER METER
• ELECTRIC SERVICE
• SEPTIC SYSTEM

Property features AI

Finance

• Other: Property restrictions: Deed
• Financial info: Loan type: Treat as clear; No second mortgage; Listing terms include cash, conventional, or other financing
• HOA & community: No association

Exterior

• Parking: Covered parking for 2 vehicles; 2 carport spaces; Additional parking features listed as other
• Utilities: Co-op electric; Co-op water; Septic; Not in a municipal utility district
• Home design: Single family residence (residential); Not attached; Built in 1990; Entry level and facing direction not specified
• Construction: Year built 1990
• Exterior features: Acreage lot (approximately 3 acres); Cleared lot; Fencing: Other; Easements: None; Property will be subdivided

Interior

• Kitchen: Other appliances
• Bedrooms: Primary bedroom on level 1 (12 x 12); Second bedroom on level 1 (10 x 11)
• Bathrooms: One full bathroom; One half bathroom
• Interior features: One-level floorplan; Three total rooms; One living area; One dining area; Other interior features
• Laundry & utility: No specific laundry details listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $9 ($105/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 $168k (9.1% below list).
• Recommended offer: $168k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.7% in Grandview — 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 79/100 on livability (#58 in TX, #2,227 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Grandview ISD (rural): math 62% / reading 56% proficiency, ranked #67 of 826 in TX (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Grandview El (math 64% / reading 59%, grade B, #355 of 4,322 statewide, top 8%, 638 students, 41% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: 114 active listings in the ZIP; 2,152 units permitted in Johnson County in 2024 (76 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 $6k of value loss. Plan a longer hold.
• Johnson County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,168 (9.1% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 9.2

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-29,369
• Equity at exit: $27,584

10-year hold

• IRR: -7.5%
• Equity multiple: 0.52×
• Total profit: $-24,648
• Equity at exit: $15,995

Cash invested: $51,800 (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 76050

• Home prices YoY: -13.3%
• Active inventory: 114
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,682 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$273 /mo · $3,270/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $9

Break-even live

Break-even rent $1,671

Max offer price $185,000

Occupancy floor 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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $185,000 Active 8 DOM
2. 2026-06-17
   days on market $185,000 Active 7 DOM
3. 2026-06-16
   days on market $185,000 Active 6 DOM
4. 2026-06-15
   days on market $185,000 Active 5 DOM
5. 2026-06-13
   days on marketlisting id $185,000 Active 3 DOM
6. 2026-06-09
   remarks 699-char remark
7. 2026-06-09
   listed $185,000 Active 1 DOM

ⓘ 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: $3,270 · $273/mo
• Projected year-2 tax: $3,386 · $282/mo
• Expected delta: +$115/yr (+$10/mo · 3.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,180
• − Mortgage interest: −$10,363
• − Property taxes: −$3,270
• − Insurance: −$925
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$5,382
• Taxable loss: −$2,989
• Est. tax savings @ 24.0%: +$717
• After-tax cash flow: $822/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: Grandview ISD
• NCES district ID: 4821540
• Math proficiency: 62% ▼ -6.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $58,499
• Composite: 51.09/100
• National rank: #1767
• State rank: #67 of 826 in TX

Livability — Grandview

• Score: 79/100
• State rank: #58
• US rank: #2227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,178

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 179,678 people
• By 2030: 189,208 · +5.3%
• By 2040: 207,261 · +15.4%
• By 2050: 223,064 · +24.1%
• By 2075: 259,979 · +44.7%
• By 2100: 275,395 · +53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 14% Two or more races 5% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 1% Serbian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 5% Korean 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.9% · R 75.3%
• 2008→2024 swing: -3.9pp toward R · 2008: -47.5pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+53.0 2016: R+58.3 2012: R+55.6 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.89%
• Current HPI: 284.7756
• 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

-30.2% since first listed

7 events — show timeline

• 2026-06-10 Listed $185,000 NTREIS
• 2026-06-08 Listed $185,000 NTREIS
• 2024-06-30 Listing Removed — NTREIS
• 2024-02-29 Price Changed $239,000 NTREIS
• 2024-02-08 Price Changed $259,999 NTREIS
• 2023-12-28 Listed $265,000 NTREIS
• 2022-04-28 Sold (Public Records) — Public Records

Property tax history

+9.4%/yr

Latest (2025): $3,270 · +0.6% YoY. Source: county tax records.