1040 County Rd 137 · Snyder, TX 79549

$115,000

3 bd · 2.0 ba · 1,792 sqft · Manufactured · 310 Days on market

Built 1999 Fair condition 2.00 ac lot ↓ 12% 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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice country home with 2 acres, close in. Three bedrooms, 2 bath mobile home, living area is large and includes a fireplace, sunny dining room, oversized kitchen has lots of counter space, cabinets, plus an island. Large utility room just off the kitchen, isolated master is spacious, and the master bath has double sinks, tub and shower, Guest bedrooms are adequate. APPLIANCES WILL NOT CONVEY WITH PROPERTY. Home is total electric, metal roof, carport, storm cellar, storage building, fenced area for animals or a garden spot. Cosmetic updates are needed, but overall good repair. Motivated Seller!

Key facts

• Large living area
• Oversized kitchen
• Sunny dining room

Tags

• TWO ACRES
• LARGE LIVING AREA
• FIREPLACE
• SUNNY DINING ROOM
• OVERSIZED KITCHEN
• LOTS OF COUNTER SPACE

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,008 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, crime F.
• Snyder ISD (town): math 33% / reading 31% proficiency, ranked #577 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Snyder Pri (math 47% / reading 42%, grade F, #1,155 of 4,322 statewide, top 29%, 895 students, 79% FRL); Snyder Int (math 42% / reading 28%, grade F, #1,965 of 4,322 statewide, top 46%, 362 students, 70% FRL); Snyder H S (math 27% / reading 40%, grade F, #1,011 of 1,632 statewide, top 63%, 709 students, 62% FRL) — zoned schools average 70% FRL vs 49% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 108 active listings in the ZIP; 32 units permitted in Scurry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Scurry County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 310 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 310 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
6. 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?
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: 1.35% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.03%
• DSCR: 1.71
• GRM: 6.2

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: 7.0%
• Equity multiple: 1.27×
• Total profit: $8,788
• Equity at exit: $17,147

10-year hold

• IRR: 16.3%
• Equity multiple: 2.34×
• Total profit: $43,028
• Equity at exit: $9,943

Cash invested: $32,200 (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 79549

• Active inventory: 108
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,551 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $430

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 67%

Sensitivity live

Price	-10% $510	-5% $470	+0% $430	+5% $390	+10% $351
Rent	-10% $308	-5% $369	+0% $430	+5% $491	+10% $553
Rate	-1.0pp $488	-0.5pp $459	base $430	+0.5pp $400	+1.0pp $370

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-01-03
   price $115,000 600-char remark

   Show marketing remark (600 chars)

   Nice country home with 2 acres, close in. Three bedrooms, 2 bath mobile home, living area is large and includes a fireplace, sunny dining room, oversized kitchen has lots of counter space, cabinets, plus an island. Large utility room just off the kitchen, isolated master is spacious, and the master bath has double sinks, tub and shower, Guest bedrooms are adequate. APPLIANCES WILL NOT CONVEY WITH PROPERTY. Home is total electric, metal roof, carport, storm cellar, storage building, fenced area for animals or a garden spot. Cosmetic updates are needed, but overall good repair. Motivated Seller!

2. 2025-07-19
   listed $130,000 Active 600-char remark

   Show marketing remark (600 chars)

   Nice country home with 2 acres, close in. Three bedrooms, 2 bath mobile home, living area is large and includes a fireplace, sunny dining room, oversized kitchen has lots of counter space, cabinets, plus an island. Large utility room just off the kitchen, isolated master is spacious, and the master bath has double sinks, tub and shower, Guest bedrooms are adequate. APPLIANCES WILL NOT CONVEY WITH PROPERTY. Home is total electric, metal roof, carport, storm cellar, storage building, fenced area for animals or a garden spot. Cosmetic updates are needed, but overall good repair. Motivated Seller!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $18,607
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$3,345
• Taxable income: $3,542
• Est. tax owed @ 24.0%: −$850
• After-tax cash flow: $4,312/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.

Condition & rehab AI · 12 photos

Fair 45/100 Cosmetic rehab

A fair condition mobile home with cosmetic updates needed. The property has a good roof and structure, but dated interiors and landscaping require attention.

Repairs flagged

• Moderate Kitchen cabinets — Dated appearance
• Moderate Bathroom fixtures — Dated appearance
• Minor Landscaping — Yard needs trimming

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace blinds — Improves natural light and aesthetics
• Both Replace dated kitchen cabinets — Modernizes kitchen and increases resale value
• Both Replace dated bathroom fixtures — Modernizes bathroom and increases resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Dated appearance	Moderate	$3,000–15,000
Bathroom fixtures · Dated appearance	Moderate	$3,000–15,000
Landscaping · Yard needs trimming	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace blinds — Improves natural light and aesthetics ↑
• Both Replace dated kitchen cabinets — Modernizes kitchen and increases resale value ↑
• Both Replace dated bathroom fixtures — Modernizes bathroom and increases resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Snyder ISD
• NCES district ID: 4840650
• Math proficiency: 33% ▼ -4.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $48,075
• Composite: 27.69/100
• National rank: #6912
• State rank: #577 of 826 in TX

Livability — Snyder

• Score: 61/100
• State rank: #1008
• US rank: #17920

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,505

Population outlook (Scurry County) Hauer SSP2

• Today (2025): 18,819 people
• By 2030: 19,548 · +3.9%
• By 2040: 21,178 · +12.5%
• By 2050: 22,980 · +22.1%
• By 2075: 27,055 · +43.8%
• By 2100: 28,065 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 48% Hispanic / Latino 44% Two or more races 14% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 75% English-only · Spanish 25%

Political lean MEDSL · Scurry

• 2024 margin: Solid R (+73.6) · D 12.8% · R 86.5%
• 2008→2024 swing: -13.9pp toward R · 2008: -59.7pp · 2024: -73.6pp
• All cycles: 2024: R+73.6 2020: R+71.0 2016: R+69.8 2012: R+65.4 2008: R+59.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.76%
• Current HPI: 137.2297
• 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

-11.5% since first listed

2 events — show timeline

• 2026-01-03 Price Changed $115,000 PBBOR
• 2025-07-19 Listed $130,000 PBBOR