608 4th St Blanket · Blanket, TX 76432

$99,000

3 bd · 2.0 ba · 1,368 sqft · Manufactured public records · 105 Days on market

Built 1994 0.41 ac lot

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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
• Appreciation +6.1/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MOTIVATED SELLER- Located on a corner lot in the quiet town of Blanket, this 1,368 Sq Ft 3 bed-2 bath mobile home offers great potential for both homeowners and investors. Built in 1994, the home features a freshly remodeled shower and a spacious layout. Previously used as a rental property, it could easily continue as an income-producing investment or make a comfortable home for a family. The large backyard is shaded by mature pecan trees, providing plenty of space to enjoy the outdoors. The property is connected to city water and sewer, with electricity provided by Oncor Electric Delivery.

Key facts

• Mature pecan trees
• Large backyard
• City water

Tags

• CORNER LOT
• REMODELED SHOWER
• LARGE BACKYARD
• MATURE PECAN TREES
• CITY WATER
• CITY SEWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $927 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,023 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D+, employment D, schools F.
• Blanket ISD (rural): math 20% / reading 35% proficiency, ranked #1,046 of 1,141 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 33 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 142 units permitted in Brown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($684 loan paydown + $2k appreciation (2.1% local appreciation)).
• At projected returns (2.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 14y ago; this cycle's ask has dropped $36k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.02% ✓
• Cap rate: 17.53%
• Cash-on-cash: 40.13%
• DSCR: 2.79
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.3%
• Equity multiple: 3.40×
• Total profit: $66,411
• Equity at exit: $39,654

10-year hold

• IRR: 45.0%
• Equity multiple: 6.76×
• Total profit: $159,598
• Equity at exit: $57,570

Cash invested: $27,720 (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 76432

• Home prices YoY: 2.0%
• Active inventory: 33
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$93 /mo · $1,110/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $927

Break-even live

Break-even rent $827

Max offer price $99,000

Occupancy floor 49%

Sensitivity live

Price	-10% $983	-5% $955	+0% $927	+5% $899	+10% $871
Rent	-10% $769	-5% $848	+0% $927	+5% $1,006	+10% $1,085
Rate	-1.0pp $977	-0.5pp $952	base $927	+0.5pp $901	+1.0pp $875

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 5th St Blanket, TX	3.0	2.0	1200	$2,000	$1.67	45d	1	0.12mi
413 5th St Blanket, TX	3.0	2.0	1200	$2,000	$1.67	45d	1	0.12mi
200 Main St Blanket, TX	3.0	2.0	1200	$2,000	$1.67	45d	1	0.26mi

Listing history 49 events

1. 2026-06-22
   days on market $99,000 Active 105 DOM
2. 2026-06-21
   days on market $99,000 Active 104 DOM
3. 2026-06-21
   days on market $99,000 Active 103 DOM
4. 2026-06-18
   days on market $99,000 Active 101 DOM
5. 2026-06-17
   days on market $99,000 Active 100 DOM
6. 2026-06-16
   days on market $99,000 Active 99 DOM
7. 2026-06-15
   days on market $99,000 Active 98 DOM
8. 2026-06-13
   days on market $99,000 Active 96 DOM
9. 2026-06-12
   days on market $99,000 Active 95 DOM
10. 2026-06-09
    days on market $99,000 Active 92 DOM
11. 2026-06-08
    days on market $99,000 Active 91 DOM
12. 2026-06-08
    days on market $99,000 Active 90 DOM
13. 2026-06-05
    pricedays on market $99,000 Active 88 DOM
14. 2026-06-03
    days on market $109,500 Active 86 DOM
15. 2026-06-02
    days on market $109,500 Active 85 DOM
16. 2026-06-01
    days on market $109,500 Active 84 DOM
17. 2026-05-31
    days on market $109,500 Active 83 DOM
18. 2026-04-29
    price $109,500 598-char remark

    Show marketing remark (599 chars)

    MOTIVATED SELLER- Located on a corner lot in the quiet town of Blanket, this 1,368 Sq Ft 3 bed/ 2 bath mobile home offers great potential for both homeowners and investors. Built in 1994, the home features a freshly remodeled shower and a spacious layout. Previously used as a rental property, it could easily continue as an income-producing investment or make a comfortable home for a family. The large backyard is shaded by mature pecan trees, providing plenty of space to enjoy the outdoors. The property is connected to city water and sewer, with electricity provided by Oncor Electric Delivery.

19. 2026-04-29
    price $109,500 599-char remark

    Show marketing remark (599 chars)

    MOTIVATED SELLER- Located on a corner lot in the quiet town of Blanket, this 1,368 Sq Ft 3 bed/ 2 bath mobile home offers great potential for both homeowners and investors. Built in 1994, the home features a freshly remodeled shower and a spacious layout. Previously used as a rental property, it could easily continue as an income-producing investment or make a comfortable home for a family. The large backyard is shaded by mature pecan trees, providing plenty of space to enjoy the outdoors. The property is connected to city water and sewer, with electricity provided by Oncor Electric Delivery.

20. 2026-04-16
    price $127,000 598-char remark

    Show marketing remark (599 chars)

    MOTIVATED SELLER- Located on a corner lot in the quiet town of Blanket, this 1,368 Sq Ft 3 bed/ 2 bath mobile home offers great potential for both homeowners and investors. Built in 1994, the home features a freshly remodeled shower and a spacious layout. Previously used as a rental property, it could easily continue as an income-producing investment or make a comfortable home for a family. The large backyard is shaded by mature pecan trees, providing plenty of space to enjoy the outdoors. The property is connected to city water and sewer, with electricity provided by Oncor Electric Delivery.

21. 2026-04-16
    price $127,000 599-char remark

    Show marketing remark (599 chars)

    MOTIVATED SELLER- Located on a corner lot in the quiet town of Blanket, this 1,368 Sq Ft 3 bed/ 2 bath mobile home offers great potential for both homeowners and investors. Built in 1994, the home features a freshly remodeled shower and a spacious layout. Previously used as a rental property, it could easily continue as an income-producing investment or make a comfortable home for a family. The large backyard is shaded by mature pecan trees, providing plenty of space to enjoy the outdoors. The property is connected to city water and sewer, with electricity provided by Oncor Electric Delivery.

22. 2026-03-09
    listed $135,000 Active 598-char remark

    Show marketing remark (599 chars)

    MOTIVATED SELLER- Located on a corner lot in the quiet town of Blanket, this 1,368 Sq Ft 3 bed/ 2 bath mobile home offers great potential for both homeowners and investors. Built in 1994, the home features a freshly remodeled shower and a spacious layout. Previously used as a rental property, it could easily continue as an income-producing investment or make a comfortable home for a family. The large backyard is shaded by mature pecan trees, providing plenty of space to enjoy the outdoors. The property is connected to city water and sewer, with electricity provided by Oncor Electric Delivery.

23. 2026-03-09
    listed $135,000 Active 599-char remark

    Show marketing remark (599 chars)

    MOTIVATED SELLER- Located on a corner lot in the quiet town of Blanket, this 1,368 Sq Ft 3 bed/ 2 bath mobile home offers great potential for both homeowners and investors. Built in 1994, the home features a freshly remodeled shower and a spacious layout. Previously used as a rental property, it could easily continue as an income-producing investment or make a comfortable home for a family. The large backyard is shaded by mature pecan trees, providing plenty of space to enjoy the outdoors. The property is connected to city water and sewer, with electricity provided by Oncor Electric Delivery.

24. 2023-09-01
    soldstatus Closed
25. 2023-09-01
    soldstatus
26. 2023-08-29
    status Pending
27. 2023-08-13
    price $86,500
28. 2023-08-05
    listed $89,000 Active
29. 2022-03-02
    status Pending
30. 2021-02-28
    soldstatus Sold
31. 2021-02-28
    listed $43,000 Active
32. 2021-01-21
    soldstatus
33. 2019-04-02
    historical
34. 2017-10-25
    price $49,000
35. 2017-03-31
    listed $59,000 Active
36. 2016-12-02
    historical
37. 2016-06-19
    price $40,000
38. 2016-01-14
    price $48,900
39. 2016-01-05
    status Active
40. 2016-01-04
    historical
41. 2015-12-03
    listed $52,900 Active
42. 2015-11-16
    soldstatus Sold
43. 2015-04-30
    price $57,500
44. 2014-09-22
    listed $60,000 Active
45. 2014-07-22
    status Pending
46. 2012-10-25
    historical
47. 2012-10-25
    historical
48. 2012-08-12
    listed $65,000
49. 2002-01-18
    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: $1,110 · $93/mo
• Projected year-2 tax: $1,812 · $151/mo
• Expected delta: +$701/yr (+$58/mo · 63.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $24,000
• − Mortgage interest: −$5,546
• − Property taxes: −$1,110
• − Insurance: −$495
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$2,880
• Taxable income: $10,129
• Est. tax owed @ 24.0%: −$2,431
• After-tax cash flow: $8,694/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: Blanket ISD
• NCES district ID: 4810380
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $43,678
• Composite: 26.43/100
• National rank: #12649
• State rank: #1046 of 1141 in TX

Livability — Blanket

• Score: 61/100
• State rank: #1023
• US rank: #18174

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blanket, TX
• Population (ZIP): 1,376

Population outlook (Brown County) Hauer SSP2

• Today (2025): 38,381 people
• By 2030: 38,288 · -0.2%
• By 2040: 38,120 · -0.7%
• By 2050: 38,227 · -0.4%
• By 2075: 39,362 · +2.6%
• By 2100: 39,171 · +2.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 17% Two or more races 14%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 24% Slovak 2% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Brown

• 2024 margin: Solid R (+73.9) · D 12.7% · R 86.6%
• 2008→2024 swing: -12.5pp toward R · 2008: -61.5pp · 2024: -73.9pp
• All cycles: 2024: R+73.9 2020: R+72.6 2016: R+74.5 2012: R+71.7 2008: R+61.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.11%
• Current HPI: 107.4171
• 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

+68.5% since first listed

32 events — show timeline

• 2026-04-29 Price Changed $109,500 NTREIS
• 2026-04-29 Price Changed $109,500 Unlock MLS
• 2026-04-16 Price Changed $127,000 NTREIS
• 2026-04-16 Price Changed $127,000 Unlock MLS
• 2026-03-09 Listed $135,000 Unlock MLS
• 2026-03-09 Listed $135,000 NTREIS
• 2023-09-01 Sold (Public Records) — Public Records
• 2023-09-01 Sold (MLS) — NTREIS
• 2023-08-29 Pending — NTREIS
• 2023-08-13 Price Changed $86,500 NTREIS
• 2023-08-05 Listed $89,000 NTREIS
• 2022-03-02 Pending — NTREIS
• 2021-02-28 Listed $43,000 NTREIS
• 2021-02-28 Sold (MLS) — NTREIS
• 2021-01-21 Sold (Public Records) — Public Records
• 2019-04-02 Listing Removed — NTREIS
• 2017-10-25 Price Changed $49,000 NTREIS
• 2017-03-31 Listed $59,000 NTREIS
• 2016-12-02 Listing Removed — NTREIS
• 2016-06-19 Price Changed $40,000 NTREIS
• 2016-01-14 Price Changed $48,900 NTREIS
• 2016-01-05 Relisted — NTREIS
• 2016-01-04 Listing Removed — NTREIS
• 2015-12-03 Listed $52,900 NTREIS
• 2015-11-16 Sold (MLS) — NTREIS
• 2015-04-30 Price Changed $57,500 NTREIS
• 2014-09-22 Listed $60,000 NTREIS
• 2014-07-22 Pending — NTREIS
• 2012-10-25 Listing Removed — NTREIS
• 2012-10-25 Listing Removed — NTREIS
• 2012-08-12 Listed $65,000 NTREIS
• 2002-01-18 Sold (Public Records) — Public Records

Property tax history

+42.3%/yr

Latest (2025): $1,110 · +6.8% YoY. Source: county tax records.