264 Flaming Oak Dr Unit A & B · Camp Swift, TX 78602

$369,000

9 bd · 3.9 ba · 4,004 sqft · MultiFamily · 229 Days on market

Built 2011 Good condition 0.91 ac lot ↓ 3% 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
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Schools +2.4/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Two Double-Wide Mobile Homes on 0.9150 Acres – Owner Financing Available! Don’t miss this excellent investment opportunity! This property features two spacious, newly remodeled double-wide mobile homes, each offering 4 bedrooms and 2 bathrooms, with separate electrical and water meters, perfect for families or rental income. The property sits on nearly one acre (0.9150 acres) of land, providing ample space and privacy. Owner financing terms are negotiable, but hoping for a 20% down payment and 8% interest rate.

Key facts

• Privacy
• Ample space
• Newly remodeled

Tags

• NEWLY REMODELED
• INVESTMENT OPPORTUNITY
• AMPLE SPACE
• PRIVACY

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $369k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $759/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $369k).
• Recommended offer: $325k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 4.2% in Camp Swift — 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 58/100 on livability (#1,213 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Bastrop ISD (rural): math 25% / reading 28% proficiency, ranked #670 of 826 in TX (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-2.0%/yr); 1068 active listings in the ZIP; solid renter incomes; 1,841 units permitted in Bastrop County in 2024 (150 in 5+ unit buildings).
• At $6,112/mo this rent would consume 82% of the median local household income ($90k/yr) (locally 775% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Bastrop County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $103k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($325k) is reasonable based on typical stale-listing flexibility.

Recommended offer $324,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.66% ✓
• Cap rate: 13.70%
• Cash-on-cash: 26.46%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 1.65×
• Total profit: $67,499
• Equity at exit: $55,019

10-year hold

• IRR: 23.1%
• Equity multiple: 2.71×
• Total profit: $176,785
• Equity at exit: $31,904

Cash invested: $103,320 (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 78602

• Home prices YoY: -23.0%
• Rents YoY: -2.0%
• Active inventory: 1068
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $6,112 medium
• Mortgage (P&I): −$1,935
• Tax est. 1.5%: −$461 /mo · $5,535/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,284
• Net cashflow: $2,278

Break-even live

Break-even rent $3,228

Max offer price $369,000

Occupancy floor 58%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$6,111
Total (3 units)			$6,112

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $369,000 Active 229 DOM
2. 2026-06-17
   days on market $369,000 Active 228 DOM
3. 2026-06-16
   days on market $369,000 Active 227 DOM
4. 2026-06-15
   days on market $369,000 Active 226 DOM
5. 2026-06-13
   days on market $369,000 Active 224 DOM
6. 2026-06-09
   days on market $369,000 Active 220 DOM
7. 2026-06-08
   days on market $369,000 Active 219 DOM
8. 2026-06-07
   days on market $369,000 Active 218 DOM
9. 2026-06-04
   days on market $369,000 Active 215 DOM
10. 2026-06-03
    days on market $369,000 Active 214 DOM
11. 2026-06-02
    days on market $369,000 Active 213 DOM
12. 2026-06-01
    days on market $369,000 Active 212 DOM
13. 2026-05-31
    days on market $369,000 Active 211 DOM
14. 2026-05-09
    price $369,000 528-char remark

    Show marketing remark (528 chars)

    Two Double-Wide Mobile Homes on 0.9150 Acres – Owner Financing Available! Don’t miss this excellent investment opportunity! This property features two spacious, newly remodeled double-wide mobile homes, each offering 4 bedrooms and 2 bathrooms, with separate electrical and water meters, perfect for families or rental income. The property sits on nearly one acre (0.9150 acres) of land, providing ample space and privacy. Owner financing terms are negotiable, but hoping for a 20% down payment and 8% interest rate.

15. 2025-11-01
    listed $379,000 Active 528-char remark

    Show marketing remark (528 chars)

    Two Double-Wide Mobile Homes on 0.9150 Acres – Owner Financing Available! Don’t miss this excellent investment opportunity! This property features two spacious, newly remodeled double-wide mobile homes, each offering 4 bedrooms and 2 bathrooms, with separate electrical and water meters, perfect for families or rental income. The property sits on nearly one acre (0.9150 acres) of land, providing ample space and privacy. Owner financing terms are negotiable, but hoping for a 20% down payment and 8% interest rate.

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

Taxation est. · year 1

• Rental income: $73,344
• − Mortgage interest: −$20,670
• − Property taxes: −$5,535
• − Insurance: −$1,845
• − Repairs & maintenance: −$5,868
• − Management: −$5,868
• − Depreciation: −$10,735
• Taxable income: $22,825
• Est. tax owed @ 24.0%: −$5,478
• After-tax cash flow: $21,863/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 · 6 photos

Good 80/100 Cosmetic rehab

This property features two double-wide mobile homes with good condition and minimal repairs needed. Upgrades in appearance and functionality can significantly increase its value.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics.
• Both Landscaping improvements — Well-maintained landscaping can increase both resale and rental value.
• Both Upgrading the flooring — Upgrading the flooring can improve the overall look and feel of the home.
• Both Updating the kitchen and bathrooms — Modernizing the kitchen and bathrooms can significantly increase the home's value.
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, enhancing both resale and rental value.
• Both Adding a deck or patio — An outdoor living space can increase the home's appeal and value.
• Both Upgrading the electrical and plumbing systems — Modernizing these systems can improve the home's functionality and safety, enhancing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping can increase both resale and rental value. ↑
• Both Upgrading the flooring — Upgrading the flooring can improve the overall look and feel of the home. ↑
• Both Updating the kitchen and bathrooms — Modernizing the kitchen and bathrooms can significantly increase the home's value. ↑
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, enhancing both resale and rental value. ↑
• Both Adding a deck or patio — An outdoor living space can increase the home's appeal and value. ↑
• Both Upgrading the electrical and plumbing systems — Modernizing these systems can improve the home's functionality and safety, enhancing both resale and rental 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: Bastrop ISD
• NCES district ID: 4809570
• Math proficiency: 25% ▼ -13.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $56,010
• Composite: 23.87/100
• National rank: #7799
• State rank: #670 of 826 in TX

Livability — Camp Swift

• Score: 58/100
• State rank: #1213
• US rank: #21179

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camp Swift, TX
• County: Bastrop County · 68,601 people
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 38,190
• Household income: $89,968
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 775.0

Population outlook (Bastrop County) Hauer SSP2

• Today (2025): 94,260 people
• By 2030: 101,355 · +7.5%
• By 2040: 115,578 · +22.6%
• By 2050: 129,464 · +37.3%
• By 2075: 168,068 · +78.3%
• By 2100: 194,857 · +106.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 54% Hispanic / Latino 36% Two or more races 17% Black 6% Native American 1%
• Hispanic origin (detail): Mexican 28% Puerto Rican 2%
• Common ancestry: Italian 3% Serbian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 75% English-only · Spanish 23% German/W. Germanic 1%

Political lean MEDSL · Bastrop

• 2024 margin: R (+18.4) · D 40.2% · R 58.6% · Other 1.2%
• 2008→2024 swing: -10.2pp toward R · 2008: -8.2pp · 2024: -18.4pp
• All cycles: 2024: R+18.4 2020: R+13.8 2016: R+20.4 2012: R+17.0 2008: R+8.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.68%
• Current HPI: 247.1145
• Rent YoY: ▼ -2.04%
• Metro: Austin-Round Rock-Georgetown, 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

-2.6% since first listed

2 events — show timeline

• 2026-05-09 Price Changed $369,000 Unlock MLS
• 2025-11-01 Listed $379,000 Unlock MLS