148 Whispering Oaks · Mineral Wells, TX 76067

$53,000

3 bd · 2.0 ba · 1,176 sqft · Manufactured public records · 8 Days on market

Built 1984 1.02 ac lot ↓ 34% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOTS OF WINDOWS to provide NATURAL LIGHTING! New Paint and Carpet inside and out! Kitchen, Baths and Utility room have lament flooring. Two Hugh covered porches 1 across the front and another off the back. One room added could be another area or 3rd bedroom includes walk-in closet. Refrigerator, Propane Cook stove, Dishwasher all remain. Enter your Attached Cover Carport from your circle driveway. Carport has storage room attached. With 2 Metal storage buildings included. Many Big Beautiful Trees!! Don't miss this great mobile home on just over 1 Acre.

Key facts

• Attached carport
• Existing utilities
• Septic

Tags

• OVER AN ACRE OF LAND
• EXISTING UTILITIES
• RURAL SUBDIVISION
• ATTACHED CARPORT
• PUBLIC WATER
• SEPTIC

Property features AI

Finance

• Other: Willingness to subdivide: No; Special taxing entities: No
• Financial info: Listing is REO (Real Estate Owned); Listing terms: Cash
• HOA & community: No association

Exterior

• Parking: 2 covered carport spaces; Additional parking available; No garage
• Security: Security features unknown
• Utilities: City water; Septic; Electricity available and connected; Dirt (road/driveway access); Located outside city limits
• Home design: Single family residence; Residential property; Not attached to another unit; Not an accessory unit; Built in 1984; Preowned
• Construction: Fiber cement and siding exterior; Other roof type; Foundation information not provided
• Exterior features: Pool on property; Cross fenced; Cleared lot with few trees; Utilities easement present; Grassed vegetation

Interior

• Kitchen: Gas range
• Bedrooms: 3 bedrooms (all on level 1); Primary bedroom with ensuite bathroom (level 1)
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Open floorplan; One level (single-story); 6 rooms total; 1 living area; 1 dining area
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $53k.

Deal economics

• At list price, monthly cash flow is $706 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Cap rate 22.3% vs local median 2.7% in Mineral Wells — 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 72/100 on livability (#278 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D, schools F.
• Mineral Wells ISD (town): math 30% / reading 30% proficiency, ranked #636 of 826 in TX (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 277 active listings in the ZIP; 27 units permitted in Palo Pinto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $366 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Palo Pinto County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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

• Watch-outs: property tax is 3.5% of price.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 2.77% ✓
• Cap rate: 22.27%
• Cash-on-cash: 57.05%
• DSCR: 3.54
• GRM: 3.0

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: 55.6%
• Equity multiple: 3.45×
• Total profit: $36,423
• Equity at exit: $7,902

10-year hold

• IRR: 60.6%
• Equity multiple: 7.06×
• Total profit: $89,888
• Equity at exit: $4,582

Cash invested: $14,840 (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 76067

• Active inventory: 277
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,468 medium
• Mortgage (P&I): −$278
• Tax from tax record: −$155 /mo · $1,855/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $706

Break-even live

Break-even rent $575

Max offer price $53,000

Occupancy floor 47%

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $53,000 Active 8 DOM
2. 2026-06-18
   days on market $53,000 Active 7 DOM
3. 2026-06-17
   days on market $53,000 Active 6 DOM
4. 2026-06-16
   days on market $53,000 Active 5 DOM
5. 2026-06-15
   days on market $53,000 Active 4 DOM
6. 2026-06-14
   days on market $53,000 Active 2 DOM
7. 2026-06-12
   remarks 693-char remark
8. 2026-06-12
   listed $53,000 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: $1,855 · $155/mo
• Projected year-2 tax: $1,855 · $155/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,622
• − Mortgage interest: −$2,969
• − Property taxes: −$1,855
• − Insurance: −$265
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$1,542
• Taxable income: $8,172
• Est. tax owed @ 24.0%: −$1,961
• After-tax cash flow: $6,505/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: Mineral Wells ISD
• NCES district ID: 4830950
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $40,027
• Composite: 25.26/100
• National rank: #7500
• State rank: #636 of 826 in TX

Livability — Mineral Wells

• Score: 72/100
• State rank: #278
• US rank: #6474

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palo Pinto County · 21,080 people
• City population: 21,080
• Metro: Mineral Wells, TX
• Population (ZIP): 21,080
• Household income: $62,190
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 745.0

Population outlook (Palo Pinto County) Hauer SSP2

• Today (2025): 27,500 people
• By 2030: 27,079 · -1.5%
• By 2040: 26,135 · -5.0%
• By 2050: 25,215 · -8.3%
• By 2075: 23,416 · -14.9%
• By 2100: 20,300 · -26.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 22% Two or more races 9% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 4% Italian 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 13% Other Indo-European 1%

Political lean MEDSL · Palo Pinto

• 2024 margin: Solid R (+67.1) · D 16.1% · R 83.2%
• 2008→2024 swing: -18.9pp toward R · 2008: -48.2pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+64.1 2016: R+64.1 2012: R+59.8 2008: R+48.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -134.09%
• Current HPI: 240.3647
• Rent YoY: —
• Metro: Mineral Wells, TX
• 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

-34.2% since first listed

13 events — show timeline

• 2026-06-11 Listed $53,000 NTREIS
• 2018-11-27 Sold (Public Records) — Public Records
• 2018-11-26 Sold (MLS) — NTREIS
• 2018-11-09 Pending — NTREIS
• 2018-09-18 Contingent — NTREIS
• 2018-07-19 Price Changed $75,000 NTREIS
• 2018-07-19 Price Changed $7,500 NTREIS
• 2018-07-19 Relisted — NTREIS
• 2018-07-18 Listing Removed — NTREIS
• 2017-07-21 Price Changed $79,500 NTREIS
• 2017-07-17 Listed $80,500 NTREIS
• 2006-10-30 Sold (Public Records) — Public Records
• 1990-03-08 Sold (Public Records) — Public Records

Property tax history

+13.7%/yr

Latest (2025): $1,855 · +8.1% YoY. Source: county tax records.