408 Leathers Ln · Jewett, TX 75846

$109,000

3 bd · 1.0 ba · 1,064 sqft · Manufactured public records · 15 Days on market

Built 1985 0.28 ac lot ↓ 14% 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 +17.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Appreciation +5.0/10.0
• 1% rule +4.8/10.0
• Schools +4.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

11 Miles from Lake Limestone: Well-Maintained Mobile Home with Abundant Storage! Discover this exceptionally well maintained mobile home, ideally located just 11 miles from the serene waters of Lake Limestone. Perfect for those seeking a peaceful retreat with ample space for all their needs. Or Make this your comfortable family home near NRG Energy Limestone Generating Station, and Wayne-Sanderson Farms. The home is meticulously maintained and ready for move in. Point 257 of an acre with no back yard neighbors, only a beautiful country view to enjoy. 86 Model 14 X 76 , 3 bedroom 2 bath home. Outside of the home is fully covered with Metal awning to protect roof, windows, and siding from weather. 10 X 20 stained wooden deck. New Wood framing around all windows. Skirting in great condition with ample vents to meet mobile home code. Auto Security lights outside for dusk and dawn. 13 X 13 Laundry workshop area, with concrete flooring, concrete walkway, New siding ,trim and paint with the cutest 10 X 13 covered patio sitting area attached. You will love all the storage with 2 outbuildings 10 X 8 new plywood flooring and electrical outlets, one 11 X 8 Storage building with plenty of built in shelves and electrical , new siding and trim as well. All providing extensive space for workshops, hobbies, or storing all your lake gear. Park your boat or cars under a nice 20X22 Carport with extra parking for camper or RV at the side of home. Yard fenced with 4 X 8 gates for easy in and out. The seller absolutely kept property in pristine condition. Inside the home you will find fresh paint, blinds and window covers in excellent condition, well maintained HVAC, open floor plan, large closets, and plenty of kitchen space. Enjoy easy access to fishing, boating, and all the recreational activities Lake Limestone has to offer. Engineer Certificate with accepted Offer ! Local Jewett Flea Market, Lake Limestone, Close Employment, Country Life, Make it yours !

Key facts

• Outbuildings
• Metal awning
• Abundant storage

Tags

• ABUNDANT STORAGE
• METAL AWNING
• STAINED WOODEN DECK
• LAUNDRY WORKSHOP AREA
• COVERED PATIO SITTING AREA
• OUTBUILDINGS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/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 $107k (2.2% below list).
• Recommended offer: $107k (2.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#1,223 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D, schools F, crime F.
• Leon ISD (rural): math 57% / reading 47% proficiency, ranked #156 of 826 in TX (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 80 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($754 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,589 (2.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 7.27%
• Cash-on-cash: 3.49%
• DSCR: 1.16
• 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: 10.8%
• Equity multiple: 1.62×
• Total profit: $18,801
• Equity at exit: $49,011

10-year hold

• IRR: 13.0%
• Equity multiple: 2.93×
• Total profit: $59,045
• Equity at exit: $75,532

Cash invested: $30,520 (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 75846

• Active inventory: 80
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,066 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $89

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 87%

Sensitivity live

Price	-10% $164	-5% $126	+0% $89	+5% $51	+10% $13
Rent	-10% $5	-5% $47	+0% $89	+5% $131	+10% $173
Rate	-1.0pp $144	-0.5pp $117	base $89	+0.5pp $61	+1.0pp $32

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $109,000 Active 15 DOM
2. 2026-06-18
   days on market $109,000 Active 13 DOM
3. 2026-06-17
   days on market $109,000 Active 12 DOM
4. 2026-06-16
   days on market $109,000 Active 11 DOM
5. 2026-06-15
   days on market $109,000 Active 10 DOM
6. 2026-06-13
   days on market $109,000 Active 8 DOM
7. 2026-06-12
   days on market $109,000 Active 7 DOM
8. 2026-06-10
   days on market $109,000 Active 4 DOM
9. 2026-06-08
   days on market $109,000 Active 3 DOM
10. 2026-06-08
    pricedays on marketlisting id $109,000 Active 2 DOM
11. 2026-05-31
    days on market $119,000 Active 209 DOM
12. 2026-04-14
    price $119,000 1991-char remark

    Show marketing remark (1991 chars)

    11 Miles from Lake Limestone: Well-Maintained Mobile Home with Abundant Storage! Discover this exceptionally well maintained mobile home, ideally located just 11 miles from the serene waters of Lake Limestone. Perfect for those seeking a peaceful retreat with ample space for all their needs. Or Make this your comfortable family home near NRG Energy Limestone Generating Station, and Wayne-Sanderson Farms. The home is meticulously maintained and ready for move in. Point 257 of an acre with no back yard neighbors, only a beautiful country view to enjoy. 86 Model 14 X 76 , 3 bedroom 2 bath home. Outside of the home is fully covered with Metal awning to protect roof, windows, and siding from weather. 10 X 20 stained wooden deck. New Wood framing around all windows. Skirting in great condition with ample vents to meet mobile home code. Auto Security lights outside for dusk and dawn. 13 X 13 Laundry workshop area, with concrete flooring, concrete walkway, New siding ,trim and paint with the cutest 10 X 13 covered patio sitting area attached. You will love all the storage with 2 outbuildings 10 X 8 new plywood flooring and electrical outlets, one 11 X 8 Storage building with plenty of built in shelves and electrical , new siding and trim as well. All providing extensive space for workshops, hobbies, or storing all your lake gear. Park your boat or cars under a nice 20X22 Carport with extra parking for camper or RV at the side of home. Yard fenced with 4 X 8 gates for easy in and out. The seller absolutely kept property in pristine condition. Inside the home you will find fresh paint, blinds and window covers in excellent condition, well maintained HVAC, open floor plan, large closets, and plenty of kitchen space. Enjoy easy access to fishing, boating, and all the recreational activities Lake Limestone has to offer. Engineer Certificate with accepted Offer ! Local Jewett Flea Market, Lake Limestone, Close Employment, Country Life, Make it yours !

13. 2026-01-20
    price $129,000 1991-char remark

    Show marketing remark (1991 chars)

    11 Miles from Lake Limestone: Well-Maintained Mobile Home with Abundant Storage! Discover this exceptionally well maintained mobile home, ideally located just 11 miles from the serene waters of Lake Limestone. Perfect for those seeking a peaceful retreat with ample space for all their needs. Or Make this your comfortable family home near NRG Energy Limestone Generating Station, and Wayne-Sanderson Farms. The home is meticulously maintained and ready for move in. Point 257 of an acre with no back yard neighbors, only a beautiful country view to enjoy. 86 Model 14 X 76 , 3 bedroom 2 bath home. Outside of the home is fully covered with Metal awning to protect roof, windows, and siding from weather. 10 X 20 stained wooden deck. New Wood framing around all windows. Skirting in great condition with ample vents to meet mobile home code. Auto Security lights outside for dusk and dawn. 13 X 13 Laundry workshop area, with concrete flooring, concrete walkway, New siding ,trim and paint with the cutest 10 X 13 covered patio sitting area attached. You will love all the storage with 2 outbuildings 10 X 8 new plywood flooring and electrical outlets, one 11 X 8 Storage building with plenty of built in shelves and electrical , new siding and trim as well. All providing extensive space for workshops, hobbies, or storing all your lake gear. Park your boat or cars under a nice 20X22 Carport with extra parking for camper or RV at the side of home. Yard fenced with 4 X 8 gates for easy in and out. The seller absolutely kept property in pristine condition. Inside the home you will find fresh paint, blinds and window covers in excellent condition, well maintained HVAC, open floor plan, large closets, and plenty of kitchen space. Enjoy easy access to fishing, boating, and all the recreational activities Lake Limestone has to offer. Engineer Certificate with accepted Offer ! Local Jewett Flea Market, Lake Limestone, Close Employment, Country Life, Make it yours !

14. 2025-10-31
    listed $139,000 Active 1991-char remark

    Show marketing remark (1991 chars)

    11 Miles from Lake Limestone: Well-Maintained Mobile Home with Abundant Storage! Discover this exceptionally well maintained mobile home, ideally located just 11 miles from the serene waters of Lake Limestone. Perfect for those seeking a peaceful retreat with ample space for all their needs. Or Make this your comfortable family home near NRG Energy Limestone Generating Station, and Wayne-Sanderson Farms. The home is meticulously maintained and ready for move in. Point 257 of an acre with no back yard neighbors, only a beautiful country view to enjoy. 86 Model 14 X 76 , 3 bedroom 2 bath home. Outside of the home is fully covered with Metal awning to protect roof, windows, and siding from weather. 10 X 20 stained wooden deck. New Wood framing around all windows. Skirting in great condition with ample vents to meet mobile home code. Auto Security lights outside for dusk and dawn. 13 X 13 Laundry workshop area, with concrete flooring, concrete walkway, New siding ,trim and paint with the cutest 10 X 13 covered patio sitting area attached. You will love all the storage with 2 outbuildings 10 X 8 new plywood flooring and electrical outlets, one 11 X 8 Storage building with plenty of built in shelves and electrical , new siding and trim as well. All providing extensive space for workshops, hobbies, or storing all your lake gear. Park your boat or cars under a nice 20X22 Carport with extra parking for camper or RV at the side of home. Yard fenced with 4 X 8 gates for easy in and out. The seller absolutely kept property in pristine condition. Inside the home you will find fresh paint, blinds and window covers in excellent condition, well maintained HVAC, open floor plan, large closets, and plenty of kitchen space. Enjoy easy access to fishing, boating, and all the recreational activities Lake Limestone has to offer. Engineer Certificate with accepted Offer ! Local Jewett Flea Market, Lake Limestone, Close Employment, Country Life, Make it yours !

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $12,791
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$3,171
• Taxable loss: −$712
• Est. tax savings @ 24.0%: +$171
• After-tax cash flow: $1,236/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: Leon ISD
• NCES district ID: 4827180
• Math proficiency: 57% ▲ 12.00%
• Reading proficiency: 47% ▼ -3.00%
• Median HH income: $43,021
• Composite: 43.82/100
• National rank: #2929
• State rank: #156 of 826 in TX

Livability — Jewett

• Score: 58/100
• State rank: #1223
• US rank: #21348

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jewett, TX
• Population (ZIP): 2,561

Population outlook (Leon County) Hauer SSP2

• Today (2025): 17,271 people
• By 2030: 17,271 · +0.0%
• By 2040: 17,151 · -0.7%
• By 2050: 16,863 · -2.4%
• By 2075: 16,304 · -5.6%
• By 2100: 13,968 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 21% Two or more races 16% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Serbian 7% Lithuanian 3% Slovak 3%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 13% German/W. Germanic 2% Vietnamese 2%

Political lean MEDSL · Leon

• 2024 margin: Solid R (+76.7) · D 11.4% · R 88.1%
• 2008→2024 swing: -17.8pp toward R · 2008: -58.9pp · 2024: -76.7pp
• All cycles: 2024: R+76.7 2020: R+74.4 2016: R+74.0 2012: R+68.4 2008: R+58.9

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

-14.4% since first listed

3 events — show timeline

• 2026-04-14 Price Changed $119,000 NTREIS
• 2026-01-20 Price Changed $129,000 NTREIS
• 2025-10-31 Listed $139,000 NTREIS

Property tax history

-3.1%/yr

Latest (2025): $209 · -8.2% YoY. Source: county tax records.