665 Lcr 313 · Lake Colorado City, TX 79512

$97,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 183 Days on market

Built 2012 0.86 ac lot ↓ 25% 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Motivated Seller!! Bring on offers!! Lake Frontage! This fabulous 3 bedroom, 2 bathroom home is ready for you. 2 car carport! Rv parking & hook-up. Open Concept home with spacious bedrooms. Huge backyard with lake views. Dock! Lovely patio to sit and enjoy the day.

Key facts

• 0.86 acre lot
• 2 parking spots
• Built 2012

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $97k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $85k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#782 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Westbrook ISD (rural): math 50% / reading 45% proficiency, ranked #429 of 1,141 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 84 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($671 loan paydown + $4k appreciation (4.4% local appreciation)).
• Mitchell County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.28% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.34%
• DSCR: 1.68
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.22×
• Total profit: $33,124
• Equity at exit: $51,303

10-year hold

• IRR: 20.1%
• Equity multiple: 4.31×
• Total profit: $89,817
• Equity at exit: $85,650

Cash invested: $27,160 (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 79512

• Home prices YoY: 4.6%
• Active inventory: 84
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,239 medium
• Mortgage (P&I): −$509
• Tax from tax record: −$82 /mo · $987/yr
• Insurance: −$40
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $222

Break-even live

Break-even rent $958

Max offer price $97,000

Occupancy floor 77%

Sensitivity live

Price	-10% $277	-5% $249	+0% $222	+5% $195	+10% $167
Rent	-10% $124	-5% $173	+0% $222	+5% $271	+10% $320
Rate	-1.0pp $271	-0.5pp $247	base $222	+0.5pp $197	+1.0pp $171

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-09
   days on market $97,000 Active 183 DOM
2. 2026-06-08
   days on market $97,000 Active 182 DOM
3. 2026-06-08
   days on market $97,000 Active 181 DOM
4. 2026-06-05
   days on market $97,000 Active 179 DOM
5. 2026-06-03
   days on market $97,000 Active 177 DOM
6. 2026-06-02
   days on market $97,000 Active 176 DOM
7. 2026-06-01
   days on market $97,000 Active 175 DOM
8. 2026-05-31
   days on market $97,000 Active 174 DOM
9. 2026-04-28
   price $97,000 271-char remark

   Show marketing remark (271 chars)

   Motivated Seller!! Bring on offers!! Lake Frontage! This fabulous 3 bedroom, 2 bathroom home is ready for you. 2 car carport! Rv parking & hook-up. Open Concept home with spacious bedrooms. Huge backyard with lake views. Dock! Lovely patio to sit and enjoy the day.

10. 2026-04-09
    price $110,000 271-char remark

    Show marketing remark (271 chars)

    Motivated Seller!! Bring on offers!! Lake Frontage! This fabulous 3 bedroom, 2 bathroom home is ready for you. 2 car carport! Rv parking & hook-up. Open Concept home with spacious bedrooms. Huge backyard with lake views. Dock! Lovely patio to sit and enjoy the day.

11. 2026-01-18
    price $117,000 271-char remark

    Show marketing remark (271 chars)

    Motivated Seller!! Bring on offers!! Lake Frontage! This fabulous 3 bedroom, 2 bathroom home is ready for you. 2 car carport! Rv parking & hook-up. Open Concept home with spacious bedrooms. Huge backyard with lake views. Dock! Lovely patio to sit and enjoy the day.

12. 2025-12-08
    listed $129,000 Active 271-char remark

    Show marketing remark (271 chars)

    Motivated Seller!! Bring on offers!! Lake Frontage! This fabulous 3 bedroom, 2 bathroom home is ready for you. 2 car carport! Rv parking & hook-up. Open Concept home with spacious bedrooms. Huge backyard with lake views. Dock! Lovely patio to sit and enjoy the day.

13. 2008-06-11
    soldstatus

ⓘ 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: $987 · $82/mo
• Projected year-2 tax: $1,775 · $148/mo
• Expected delta: +$788/yr (+$66/mo · 79.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $14,865
• − Mortgage interest: −$5,434
• − Property taxes: −$987
• − Insurance: −$1,988
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$2,822
• Taxable income: $1,256
• Est. tax owed @ 24.0%: −$302
• After-tax cash flow: $2,363/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: Westbrook ISD
• NCES district ID: 4845210
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $51,806
• Composite: 43.02/100
• National rank: #6658
• State rank: #429 of 1141 in TX

Livability — Lake Colorado City

• Score: 64/100
• State rank: #782
• US rank: #14249

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Colorado City, TX
• City population: 7,672
• Population (ZIP): 7,672

Population outlook (Mitchell County) Hauer SSP2

• Today (2025): 8,476 people
• By 2030: 8,723 · +2.9%
• By 2040: 9,046 · +6.7%
• By 2050: 9,200 · +8.5%
• By 2075: 8,936 · +5.4%
• By 2100: 7,978 · -5.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 37% Two or more races 20% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 80% English-only · Spanish 18% Tagalog/Filipino 1%

Political lean MEDSL · Mitchell

• 2024 margin: Solid R (+71.3) · D 14.0% · R 85.3%
• 2008→2024 swing: -20.8pp toward R · 2008: -50.5pp · 2024: -71.3pp
• All cycles: 2024: R+71.3 2020: R+68.8 2016: R+65.2 2012: R+52.7 2008: R+50.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.37%
• Current HPI: 99.8822
• 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

-24.8% since first listed

5 events — show timeline

• 2026-04-28 Price Changed $97,000 PBBOR
• 2026-04-09 Price Changed $110,000 PBBOR
• 2026-01-18 Price Changed $117,000 PBBOR
• 2025-12-08 Listed $129,000 PBBOR
• 2008-06-11 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $987 · +10.0% YoY. Source: county tax records.