906 EL Paso St

Sabinal, TX 78881

$75,000B

3 bd · 2.0 ba · 1,248 sqft · Built 1987 · Manufactured · Pending · 12 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,143/mo
• Mortgage (P&I): −$393
• Tax + insurance: −$133
• HOA: −$0
• Vac / Maint / Mgmt: −$240
• Net cashflow: $377/mo
• Annual: $4,524/yr
• Cap rate: 12.33%
• Cash-on-cash: 21.54%
• DSCR: 1.96
• 1% rule: 1.52%
• Cash to close: $21,000

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $75k.
• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $774 of equity ($519 loan paydown + $255 appreciation (0.3% local appreciation)).
• Location reads 55/100 on livability (#1,346 in TX) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A-; Watch: amenities F, commute F, employment F.
• Sabinal ISD (rural): math 25% / reading 31% proficiency, ranked #686 of 826 in TX (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sabinal El (math 22% / reading 37%, grade F, #2,525 of 4,322 statewide, top 62%, 234 students, 87% FRL); Sabinal Secondary (math 34% / reading 34%, grade F, #963 of 1,632 statewide, top 61%, 132 students, 58% FRL).
• Market conditions: 28 active listings in the ZIP; 17 units permitted in Uvalde County in 2024 (0 in 5+ unit buildings).
• Uvalde County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.
• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.