305 S Brown St · Richland Springs, TX 76871

$114,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 161 Days on market

Built 1993 0.75 ac lot ↓ 3% since listing

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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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Appreciation +5.0/10.0
• 1% rule +4.8/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

FULLY FURNISHED three bed + two bath on 0.75 acres! Settle into the simplicity of country living at this well cared for three bedroom, two bath manufactured home on approximately three quarters of an acre in Richland Springs. With open pastureland as your backdrop, this property delivers peaceful surroundings and room to breathe. Inside, you will find a clean, comfortable interior that comes fully furnished, making it move in ready or perfectly suited for a weekend escape. The home features a welcoming living area, a functional kitchen with bar seating, and a private primary suite with its own bath. Enjoy quiet mornings or relaxed evenings from either the front or back porch while taking in the wide open views. Tucked away on a low traffic road, this property offers a true break from city life while remaining within easy reach of small town amenities. Whether you are looking for a full time residence or a country retreat, this is a place to slow down and enjoy the view.

Key facts

• Functional kitchen
• Open pastureland
• Front or back porch

Tags

• FULLY FURNISHED
• OPEN PASTURELAND
• MOVE IN READY
• FUNCTIONAL KITCHEN
• PRIVATE PRIMARY SUITE
• FRONT OR BACK PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/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 $113k (1.6% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#993 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime F, amenities F.
• Richland Springs ISD (rural): math 30% / reading 30% proficiency, ranked #996 of 1,141 in TX (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($794 loan paydown + $3k appreciation (3.0% local appreciation)).
• San Saba County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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?
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: 0.98% ✗
• Cap rate: 8.30%
• Cash-on-cash: 7.17%
• DSCR: 1.32
• GRM: 8.5

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: 14.2%
• Equity multiple: 1.81×
• Total profit: $26,049
• Equity at exit: $51,664

10-year hold

• IRR: 16.0%
• Equity multiple: 3.35×
• Total profit: $75,530
• Equity at exit: $79,620

Cash invested: $32,172 (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 76871

• Active inventory: 19
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$51 /mo · $610/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $192

Break-even live

Break-even rent $888

Max offer price $114,900

Occupancy floor 78%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $114,900 Active 161 DOM
2. 2026-06-17
   days on market $114,900 Active 160 DOM
3. 2026-06-16
   days on market $114,900 Active 159 DOM
4. 2026-06-15
   days on market $114,900 Active 158 DOM
5. 2026-06-15
   days on market $114,900 Active 157 DOM
6. 2026-06-13
   days on market $114,900 Active 156 DOM
7. 2026-06-12
   days on market $114,900 Active 155 DOM
8. 2026-06-09
   days on market $114,900 Active 152 DOM
9. 2026-06-08
   days on market $114,900 Active 151 DOM
10. 2026-06-08
    days on market $114,900 Active 150 DOM
11. 2026-06-05
    days on market $114,900 Active 148 DOM
12. 2026-06-03
    days on market $114,900 Active 146 DOM
13. 2026-06-02
    days on market $114,900 Active 145 DOM
14. 2026-06-01
    days on market $114,900 Active 144 DOM
15. 2026-05-31
    days on market $114,900 Active 143 DOM
16. 2026-05-06
    price $114,900 991-char remark

    Show marketing remark (991 chars)

    FULLY FURNISHED three bed + two bath on 0.75 acres! Settle into the simplicity of country living at this well cared for three bedroom, two bath manufactured home on approximately three quarters of an acre in Richland Springs. With open pastureland as your backdrop, this property delivers peaceful surroundings and room to breathe. Inside, you will find a clean, comfortable interior that comes fully furnished, making it move in ready or perfectly suited for a weekend escape. The home features a welcoming living area, a functional kitchen with bar seating, and a private primary suite with its own bath. Enjoy quiet mornings or relaxed evenings from either the front or back porch while taking in the wide open views. Tucked away on a low traffic road, this property offers a true break from city life while remaining within easy reach of small town amenities. Whether you are looking for a full time residence or a country retreat, this is a place to slow down and enjoy the view.

17. 2026-01-08
    listed $119,900 Active 991-char remark

    Show marketing remark (991 chars)

    FULLY FURNISHED three bed + two bath on 0.75 acres! Settle into the simplicity of country living at this well cared for three bedroom, two bath manufactured home on approximately three quarters of an acre in Richland Springs. With open pastureland as your backdrop, this property delivers peaceful surroundings and room to breathe. Inside, you will find a clean, comfortable interior that comes fully furnished, making it move in ready or perfectly suited for a weekend escape. The home features a welcoming living area, a functional kitchen with bar seating, and a private primary suite with its own bath. Enjoy quiet mornings or relaxed evenings from either the front or back porch while taking in the wide open views. Tucked away on a low traffic road, this property offers a true break from city life while remaining within easy reach of small town amenities. Whether you are looking for a full time residence or a country retreat, this is a place to slow down and enjoy the view.

18. 2025-07-16
    price $99,000
19. 2025-06-02
    listed $109,000 Active
20. 2024-08-19
    soldstatus Closed
21. 2023-11-13
    listed $89,000 Active
22. 2023-07-31
    historical
23. 2023-06-01
    price $97,000
24. 2023-01-26
    listed $110,000 Active
25. 2023-01-23
    historical
26. 2022-12-03
    listed $119,000 Active
27. 2016-07-15
    soldstatus
28. 2010-02-17
    soldstatus
29. 2004-03-29
    soldstatus

ⓘ 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: $610 · $51/mo
• Projected year-2 tax: $2,103 · $175/mo
• Expected delta: +$1,493/yr (+$124/mo · 244.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥105°F today · 18 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: $13,573
• − Mortgage interest: −$6,436
• − Property taxes: −$610
• − Insurance: −$574
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$3,343
• Taxable income: $438
• Est. tax owed @ 24.0%: −$105
• After-tax cash flow: $2,202/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: Richland Springs ISD
• NCES district ID: 4837080
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $48,682
• Composite: 28.91/100
• National rank: #11949
• State rank: #996 of 1141 in TX

Livability — Richland Springs

• Score: 61/100
• State rank: #993
• US rank: #17676

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richland Springs, TX
• Population (ZIP): 560

Population outlook (San Saba County) Hauer SSP2

• Today (2025): 5,602 people
• By 2030: 5,392 · -3.7%
• By 2040: 4,844 · -13.5%
• By 2050: 4,386 · -21.7%
• By 2075: 3,565 · -36.4%
• By 2100: 2,627 · -53.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 61% Two or more races 24% Hispanic / Latino 16%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 8% Lithuanian 2% Romanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · San Saba

• 2024 margin: Solid R (+79.0) · D 10.2% · R 89.2%
• 2008→2024 swing: -19.8pp toward R · 2008: -59.2pp · 2024: -79.0pp
• All cycles: 2024: R+79.0 2020: R+77.7 2016: R+73.6 2012: R+70.1 2008: R+59.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-3.4% since first listed

14 events — show timeline

• 2026-05-06 Price Changed $114,900 NTREIS
• 2026-01-08 Listed $119,900 NTREIS
• 2025-07-16 Price Changed $99,000 NTREIS
• 2025-06-02 Listed $109,000 NTREIS
• 2024-08-19 Sold (MLS) — HLMLS as distributed by MLS GRID
• 2023-11-13 Listed $89,000 HLMLS as distributed by MLS GRID
• 2023-07-31 Listing Removed — NTREIS
• 2023-06-01 Price Changed $97,000 NTREIS
• 2023-01-26 Listed $110,000 NTREIS
• 2023-01-23 Listing Removed — NTREIS
• 2022-12-03 Listed $119,000 NTREIS
• 2016-07-15 Sold (Public Records) — Public Records
• 2010-02-17 Sold (Public Records) — Public Records
• 2004-03-29 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2026): $610 · -0.5% YoY. Source: county tax records.