217 Buffalo Dr · Comanche, TX 76442

$111,000

3 bd · 2.0 ba · 384 sqft · SingleFamily public records · 153 Days on market

Built 1971 1.31 ac lot $289/sqft · 273% above area

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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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.6/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this property near Lake Proctor. It is partially located in the U.S. Army Corps of Engineers flowage easement. Six lake lots are included in this 1.30 acre parcel. The property features a single wide mobile home and a guest house or man cave. There are three portable carports and an above ground pool. Also included are three septic tanks, a shop, and three entrance gates. The entire grounds are currently fenced. The lots have the potential to be utilized as RV spaces. There are many trees on this property. Don't miss the opportunity to make this your peaceful retreat.

Key facts

• Six lake lots
• Above ground pool
• Guest house

Tags

• SIX LAKE LOTS
• SINGLE WIDE MOBILE HOME
• GUEST HOUSE
• PORTABLE CARPORTS
• ABOVE GROUND POOL
• FENCED GROUNDS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $111k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $111k).
• Recommended offer: $98k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 2.1% in Comanche — 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 (#763 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, health & safety D+, schools F.
• De Leon ISD (rural): math 46% / reading 53% proficiency, ranked #207 of 826 in TX (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 172 active listings in the ZIP; 4 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $767 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Comanche County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.06% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.43%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $55,765
• List price: $111,000
• Delta: 99.05%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-7,355
• Equity at exit: $16,550

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $7,336
• Equity at exit: $9,597

Cash invested: $31,080 (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 76442

• Home prices YoY: -15.9%
• Active inventory: 172
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$582
• Tax est. 1.5%: −$139 /mo · $1,665/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $167

Break-even live

Break-even rent $971

Max offer price $111,000

Occupancy floor 81%

Sensitivity live

Price	-10% $243	-5% $205	+0% $167	+5% $128	+10% $90
Rent	-10% $73	-5% $120	+0% $167	+5% $213	+10% $260
Rate	-1.0pp $223	-0.5pp $195	base $167	+0.5pp $138	+1.0pp $109

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: $27,750
• Closing costs: $3,330
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-03
   days on market $111,000 Active 153 DOM
2. 2026-06-02
   days on market $111,000 Active 152 DOM
3. 2026-06-01
   days on market $111,000 Active 151 DOM
4. 2026-05-31
   days on market $111,000 Active 150 DOM
5. 2025-12-30
   listed $111,000 Active 593-char remark

   Show marketing remark (593 chars)

   Check out this property near Lake Proctor. It is partially located in the U.S. Army Corps of Engineers flowage easement. Six lake lots are included in this 1.30 acre parcel. The property features a single wide mobile home and a guest house or man cave. There are three portable carports and an above ground pool. Also included are three septic tanks, a shop, and three entrance gates. The entire grounds are currently fenced. The lots have the potential to be utilized as RV spaces. There are many trees on this property. Don't miss the opportunity to make this your peaceful retreat.

6. 2022-02-21
   status Active 342-char remark

   Show marketing remark (342 chars)

   Gorgeous trees surround this property at Lake Proctor. Perfect place for you to come and enjoy lake living. With a little work this could be your escape from. .. . COVID! Fresh air awaits you. Older mobile home on property with no value, but you could replace this one with a new home and move in tomorrow. Can't wait to meet you at the lake.

7. 2022-02-21
   soldstatus Sold 342-char remark

   Show marketing remark (342 chars)

   Gorgeous trees surround this property at Lake Proctor. Perfect place for you to come and enjoy lake living. With a little work this could be your escape from. .. . COVID! Fresh air awaits you. Older mobile home on property with no value, but you could replace this one with a new home and move in tomorrow. Can't wait to meet you at the lake.

8. 2021-09-23
   soldstatus Sold
9. 2021-08-17
   status Pending
10. 2021-08-06
    historical
11. 2021-06-28
    listed $25,000 Active
12. 2021-04-08
    historical 342-char remark

    Show marketing remark (342 chars)

    Gorgeous trees surround this property at Lake Proctor. Perfect place for you to come and enjoy lake living. With a little work this could be your escape from. .. . COVID! Fresh air awaits you. Older mobile home on property with no value, but you could replace this one with a new home and move in tomorrow. Can't wait to meet you at the lake.

13. 2021-02-26
    listed $25,000 Active 342-char remark

    Show marketing remark (342 chars)

    Gorgeous trees surround this property at Lake Proctor. Perfect place for you to come and enjoy lake living. With a little work this could be your escape from. .. . COVID! Fresh air awaits you. Older mobile home on property with no value, but you could replace this one with a new home and move in tomorrow. Can't wait to meet you at the lake.

14. 2020-12-09
    historical Active Option Contract
15. 2020-12-09
    historical
16. 2020-11-30
    listed $25,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,184
• − Mortgage interest: −$6,218
• − Property taxes: −$1,665
• − Insurance: −$555
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$3,229
• Taxable income: $247
• Est. tax owed @ 24.0%: −$59
• After-tax cash flow: $1,940/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: De Leon ISD
• NCES district ID: 4816440
• Math proficiency: 46% ▼ -5.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $36,143
• Composite: 41.02/100
• National rank: #3586
• State rank: #207 of 826 in TX

Livability — Comanche

• Score: 64/100
• State rank: #763
• US rank: #13962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,082
• Population (ZIP): 7,082

Population outlook (Comanche County) Hauer SSP2

• Today (2025): 12,214 people
• By 2030: 11,531 · -5.6%
• By 2040: 10,132 · -17.0%
• By 2050: 8,724 · -28.6%
• By 2075: 5,684 · -53.5%
• By 2100: 3,649 · -70.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 35% Two or more races 25% Native American 1%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Italian 5% Slovak 1% Serbian 1%
• Foreign-born: 10% · Canada
• Languages at home: 76% English-only · Spanish 23% German/W. Germanic 1%

Political lean MEDSL · Comanche

• 2024 margin: Solid R (+74.0) · D 12.7% · R 86.8%
• 2008→2024 swing: -26.5pp toward R · 2008: -47.5pp · 2024: -74.0pp
• All cycles: 2024: R+74.0 2020: R+71.0 2016: R+67.4 2012: R+62.3 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.00%
• Current HPI: 216.9759
• 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

+344.0% since first listed

12 events — show timeline

• 2025-12-30 Listed $111,000 NTREIS
• 2022-02-21 Relisted — NTREIS
• 2022-02-21 Sold (MLS) — NTREIS
• 2021-09-23 Sold (MLS) — NTREIS
• 2021-08-17 Pending — NTREIS
• 2021-08-06 Listing Removed — NTREIS
• 2021-06-28 Listed $25,000 NTREIS
• 2021-04-08 Listing Removed — NTREIS
• 2021-02-26 Listed $25,000 NTREIS
• 2020-12-09 Contingent — NTREIS
• 2020-12-09 Listing Removed — NTREIS
• 2020-11-30 Listed $25,000 NTREIS

Property tax history

-1.3%/yr

Latest (2025): $90 · -8.2% YoY. Source: county tax records.