400 W Railway St · Lometa, TX 76853

$110,000

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 331 Days on market

Built 2020 Fair condition 0.26 ac lot $131/sqft · 36% below area Est $171k · 36% under

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Why this score? — see what drove the B 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 +23.6/30.0
• ARV discount +15.0/15.0
• Appreciation +8.0/10.0
• DSCR +7.6/10.0
• 1% rule +5.9/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

This single-wide mobile home is situated on 0.26 acres and features 2 bedrooms and 2 bathrooms. The rooms are spacious and located at opposite ends of the house, allowing for more privacy, each with access to its own bathroom. The living room, kitchen, and dining area have an open floor plan. The refrigerator stays with the home. There is a full-sized laundry room with storage space. This home is situated on a corner lot with a large yard. The front yard is fenced, and the driveway is in the back of the house. There are security cameras inside and outside the home that will remain. The home has energy-efficient features from the factory. This home has had one owner. and was moved straight from the factory to its current location. You must see this jewel hidden in this quite small town.

Key facts

• Open floor plan
• Security cameras
• Large yard

Tags

• CORNER LOT
• LARGE YARD
• FENCED FRONT YARD
• OPEN FLOOR PLAN
• FULL SIZED LAUNDRY ROOM
• SECURITY CAMERAS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#755 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Lometa ISD (rural): math 40% / reading 25% proficiency, ranked #969 of 1,141 in TX (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 62 active listings in the ZIP; 18 units permitted in Lampasas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($761 loan paydown + $7k appreciation (6.0% local appreciation)).
• Lampasas County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 331 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 331 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 1.09% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.10%
• DSCR: 1.36
• GRM: 7.7

CMA / ARV

• ARV (median comp): $171,196
• List price: $110,000
• Delta: -35.75%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 Lampasas St	0.47mi	2/2.0	952 (+13%)	10mo	$175,000	$184	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.46×
• Total profit: $44,915
• Equity at exit: $69,052

10-year hold

• IRR: 21.0%
• Equity multiple: 4.95×
• Total profit: $121,770
• Equity at exit: $125,137

Cash invested: $30,800 (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 76853

• Home prices YoY: 4.8%
• Active inventory: 62
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,194 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$112 /mo · $1,348/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $208

Break-even live

Break-even rent $930

Max offer price $110,000

Occupancy floor 78%

Sensitivity live

Price	-10% $270	-5% $239	+0% $208	+5% $177	+10% $146
Rent	-10% $114	-5% $161	+0% $208	+5% $255	+10% $302
Rate	-1.0pp $263	-0.5pp $236	base $208	+0.5pp $179	+1.0pp $150

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $110,000 Active 331 DOM
2. 2026-06-18
   price $110,000 Active 330 DOM
3. 2026-06-17
   days on market $119,500 Active 330 DOM
4. 2026-06-16
   days on market $119,500 Active 329 DOM
5. 2026-06-15
   days on market $119,500 Active 328 DOM
6. 2026-06-15
   days on market $119,500 Active 327 DOM
7. 2026-06-13
   days on market $119,500 Active 326 DOM
8. 2026-06-12
   days on market $119,500 Active 325 DOM
9. 2026-06-10
   days on market $119,500 Active 322 DOM
10. 2026-06-08
    days on market $119,500 Active 321 DOM
11. 2026-06-08
    days on market $119,500 Active 320 DOM
12. 2026-06-07
    days on market $119,500 Active 319 DOM
13. 2026-06-03
    days on market $119,500 Active 316 DOM
14. 2026-06-02
    days on market $119,500 Active 315 DOM
15. 2026-06-01
    days on market $119,500 Active 314 DOM
16. 2026-05-31
    days on market $119,500 Active 313 DOM
17. 2026-01-09
    price $119,500 796-char remark

    Show marketing remark (796 chars)

    This single-wide mobile home is situated on 0.26 acres and features 2 bedrooms and 2 bathrooms. The rooms are spacious and located at opposite ends of the house, allowing for more privacy, each with access to its own bathroom. The living room, kitchen, and dining area have an open floor plan. The refrigerator stays with the home. There is a full-sized laundry room with storage space. This home is situated on a corner lot with a large yard. The front yard is fenced, and the driveway is in the back of the house. There are security cameras inside and outside the home that will remain. The home has energy-efficient features from the factory. This home has had one owner. and was moved straight from the factory to its current location. You must see this jewel hidden in this quite small town.

18. 2025-07-22
    listed $120,000 Active 796-char remark

    Show marketing remark (796 chars)

    This single-wide mobile home is situated on 0.26 acres and features 2 bedrooms and 2 bathrooms. The rooms are spacious and located at opposite ends of the house, allowing for more privacy, each with access to its own bathroom. The living room, kitchen, and dining area have an open floor plan. The refrigerator stays with the home. There is a full-sized laundry room with storage space. This home is situated on a corner lot with a large yard. The front yard is fenced, and the driveway is in the back of the house. There are security cameras inside and outside the home that will remain. The home has energy-efficient features from the factory. This home has had one owner. and was moved straight from the factory to its current location. You must see this jewel hidden in this quite small town.

ⓘ 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: $1,348 · $112/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$665/yr (+$55/mo · 49.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 23 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: $14,324
• − Mortgage interest: −$6,162
• − Property taxes: −$1,348
• − Insurance: −$550
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$3,200
• Taxable income: $772
• Est. tax owed @ 24.0%: −$185
• After-tax cash flow: $2,310/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

Fair 45/100 Moderate rehab

This single-wide mobile home requires moderate rehabilitation, including repairs to the foundation, roof, and windows, as well as maintenance to the exterior and landscaping. Upgrades to the exterior and yard can significantly increase its resale value.

Repairs flagged

• Major Foundation — Uneven foundation
• Major Roof — Aged roof
• Major Windows — Old windows
• Major Landscaping — Overgrown yard and minimal landscaping

Value-add opportunities

• Resale Painting exterior — Fresh paint can improve curb appeal
• Resale Landscaping and yard maintenance — A well-maintained yard can increase property value
• Rental Refrigerator maintenance — A functional refrigerator is essential for rental properties

Renovation cost estimate screening

Repair item	Severity	Est. cost
Foundation · Uneven foundation	Major	$15,000–50,000
Roof · Aged roof	Major	$15,000–50,000
Windows · Old windows	Major	$15,000–50,000
Landscaping · Overgrown yard and minimal landscaping	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Painting exterior — Fresh paint can improve curb appeal ↑
• Resale Landscaping and yard maintenance — A well-maintained yard can increase property value ↑
• Rental Refrigerator maintenance — A functional refrigerator is essential for rental properties ↑

ⓘ 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: Lometa ISD
• NCES district ID: 4827960
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $37,735
• Composite: 29.87/100
• National rank: #11690
• State rank: #969 of 1141 in TX

Livability — Lometa

• Score: 64/100
• State rank: #755
• US rank: #13895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lometa, TX
• Population (ZIP): 1,653

Population outlook (Lampasas County) Hauer SSP2

• Today (2025): 22,114 people
• By 2030: 22,779 · +3.0%
• By 2040: 23,812 · +7.7%
• By 2050: 24,403 · +10.4%
• By 2075: 25,713 · +16.3%
• By 2100: 25,053 · +13.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 13% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 2% Slovak 2% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 6% Other Asian/Pacific 2% German/W. Germanic 1%

Political lean MEDSL · Lampasas

• 2024 margin: Solid R (+59.6) · D 19.8% · R 79.3%
• 2008→2024 swing: -10.5pp toward R · 2008: -49.1pp · 2024: -59.6pp
• All cycles: 2024: R+59.6 2020: R+57.1 2016: R+60.0 2012: R+57.8 2008: R+49.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.99%
• Current HPI: 129.7111
• 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

-0.4% since first listed

2 events — show timeline

• 2026-01-09 Price Changed $119,500 CTXMLS
• 2025-07-22 Listed $120,000 CTXMLS

Property tax history

-2.3%/yr

Latest (2025): $1,348 · +1.7% YoY. Source: county tax records.