110 4th Sinaloa St

Sonora, TX 76950

$39,000B+

4 bd · 2.0 ba · 1,568 sqft · Built 1999 · Manufactured · Active · 39 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,203/mo
• Mortgage (P&I): −$205
• Tax + insurance: −$140
• HOA: −$0
• Vac / Maint / Mgmt: −$253
• Net cashflow: $606/mo
• Annual: $7,271/yr
• Cap rate: 24.94%
• Cash-on-cash: 66.58%
• DSCR: 3.96
• 1% rule: 3.08%
• Cash to close: $10,920

Investor read

• This is a 4-bed/2.0-bath manufactured listed at $39k.
• At list price, monthly cash flow is $606 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• It's been on market 39 days — a 3% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $38k (3.0% below list) — sets the bar for market timing.
• In year one you build about $2k of equity ($270 loan paydown + $1k appreciation (3.7% local appreciation)).
• Location reads 77/100 on livability (#83 in TX, #2,963 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Sonora ISD (town): math 52% / reading 46% proficiency, ranked #189 of 826 in TX (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sonora El (math 47% / reading 42%, grade F, #1,155 of 4,322 statewide, top 29%, 376 students, 54% FRL); Sonora Secondary School (math 57% / reading 52%, grade C-, #379 of 1,632 statewide, top 26%, 299 students, 54% FRL).
• Watch-outs: property tax is 3.8% of price.
• Market conditions: 50 active listings in the ZIP.
• Sutton County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.
• Climate carrying-cost: major flood risk; 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

• It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
• Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.