713 W 6th St · McCamey, TX 79752

$199,900

4 bd · 2.0 ba · 1,792 sqft · Manufactured · 167 Days on market

Built 2023 1.00 ac lot $112/sqft · 20% below area Est $251k · 20% under ↓ 11% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +6.4/30.0
• Appreciation +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +1.5/10.0
• DSCR +0.7/10.0

Listing remarks MLS

Beautifully kept 4-bedroom, 2-bath mobile home offering two spacious living areas, one with a warm fireplace, and a private office space. Located on a corner lot and move-in ready.

Key facts

• 1 acre lot
• Built 2023
• Listed 166 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $-347 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (30.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (34.8% below list).
• Recommended offer: $130k (34.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#322 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, amenities F, commute F.
• Mccamey ISD (rural): math 24% / reading 27% proficiency, ranked #708 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mccamey Pri (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 209 students, 76% FRL); Mccamey Middle (math 22% / reading 27%, grade F, #1,279 of 1,662 statewide, top 78%, 153 students, 67% FRL); Mccamey H S (math 34% / reading 34%, grade F, #963 of 1,632 statewide, top 61%, 143 students, 59% FRL) — zoned schools average 67% FRL vs 40% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 23 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Upton County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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 167 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,281 (34.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.65% ✗
• Cap rate: 4.21%
• Cash-on-cash: -7.44%
• DSCR: 0.67
• GRM: 12.8

CMA / ARV

• ARV (median comp): $250,822
• List price: $199,900
• Delta: -20.30%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,008
• Equity at exit: $89,884

10-year hold

• IRR: 4.4%
• Equity multiple: 1.68×
• Total profit: $38,158
• Equity at exit: $138,521

Cash invested: $55,972 (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 79752

• Active inventory: 23
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,303 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$244 /mo · $2,934/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-347

Break-even live

Break-even rent $1,742

Max offer price $138,631

Occupancy floor —

Sensitivity live

Price	-10% $-234	-5% $-290	+0% $-347	+5% $-403	+10% $-460
Rent	-10% $-450	-5% $-398	+0% $-347	+5% $-295	+10% $-244
Rate	-1.0pp $-246	-0.5pp $-296	base $-347	+0.5pp $-399	+1.0pp $-451

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $199,900 Active 167 DOM
2. 2026-06-21
   days on market $199,900 Active 166 DOM
3. 2026-06-18
   days on market $199,900 Active 164 DOM
4. 2026-06-17
   days on market $199,900 Active 163 DOM
5. 2026-06-16
   days on market $199,900 Active 162 DOM
6. 2026-06-15
   days on market $199,900 Active 161 DOM
7. 2026-06-15
   days on market $199,900 Active 160 DOM
8. 2026-06-13
   days on market $199,900 Active 159 DOM
9. 2026-06-12
   days on market $199,900 Active 158 DOM
10. 2026-06-10
    days on market $199,900 Active 155 DOM
11. 2026-06-08
    days on market $199,900 Active 154 DOM
12. 2026-06-08
    days on market $199,900 Active 153 DOM
13. 2026-06-05
    days on market $199,900 Active 151 DOM
14. 2026-06-03
    days on market $199,900 Active 149 DOM
15. 2026-06-02
    days on market $199,900 Active 148 DOM
16. 2026-06-01
    days on market $199,900 Active 147 DOM
17. 2026-05-31
    days on market $199,900 Active 146 DOM
18. 2026-02-27
    price $199,900 180-char remark

    Show marketing remark (180 chars)

    Beautifully kept 4-bedroom, 2-bath mobile home offering two spacious living areas, one with a warm fireplace, and a private office space. Located on a corner lot and move-in ready.

19. 2026-01-05
    listed $225,000 Active 180-char remark

    Show marketing remark (180 chars)

    Beautifully kept 4-bedroom, 2-bath mobile home offering two spacious living areas, one with a warm fireplace, and a private office space. Located on a corner lot and move-in ready.

ⓘ 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: $2,934 · $244/mo
• Projected year-2 tax: $3,658 · $305/mo
• Expected delta: +$725/yr (+$60/mo · 24.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,634
• − Mortgage interest: −$11,198
• − Property taxes: −$2,934
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$5,815
• Taxable loss: −$7,813
• Est. tax savings @ 24.0%: +$1,875
• After-tax cash flow: $-2,287/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: Mccamey ISD
• NCES district ID: 4829700
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $43,461
• Composite: 21.84/100
• National rank: #8242
• State rank: #708 of 826 in TX

Livability — McCamey

• Score: 71/100
• State rank: #322
• US rank: #7122

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McCamey, TX
• Population (ZIP): 1,880

Population outlook (Upton County) Hauer SSP2

• Today (2025): 4,105 people
• By 2030: 4,362 · +6.3%
• By 2040: 5,086 · +23.9%
• By 2050: 5,892 · +43.5%
• By 2075: 7,784 · +89.6%
• By 2100: 8,962 · +118.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% White 26% Two or more races 8% Black 1%
• Hispanic origin (detail): Mexican 67% Puerto Rican 5%
• Common ancestry: Iranian 1% Scottish 1%
• Foreign-born: 11% · Canada
• Languages at home: 49% English-only · Spanish 51%

Political lean MEDSL · Upton

• 2024 margin: Solid R (+77.0) · D 11.2% · R 88.2%
• 2008→2024 swing: -26.0pp toward R · 2008: -51.0pp · 2024: -77.0pp
• All cycles: 2024: R+77.0 2020: R+73.7 2016: R+52.2 2012: R+47.8 2008: R+51.0

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

-11.2% since first listed

2 events — show timeline

• 2026-02-27 Price Changed $199,900 ODMLS
• 2026-01-05 Listed $225,000 ODMLS

Property tax history

+45.5%/yr

Latest (2025): $2,934 · +4.7% YoY. Source: county tax records.