7901 County Road 620 · Blanket, TX 76432

$154,000

3 bd · 2.0 ba · 1,536 sqft · Manufactured public records · 281 Days on market

Built 1997 0.40 ac lot $100/sqft · 24% below area Est $203k · 24% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

This all newly remodeled 3 bedroom, 2 bath double wide trailer sits on a secluded 0.4 acre lot in Blanket, offering both privacy and comfort with extensive updates throughout. Recent improvements include a new roof, flooring, HVAC system, fresh interior and exterior paint, framed windows, and four new doors, and brand new kitchen cabinets. The home also features updated sinks, toilets, bathtub, shower, and four ceiling fans, while the kitchen includes a refrigerator, freezer, stove, dishwasher, and pantry. A washer and dryer are also included, and the covered back porch provides the perfect spot to relax and enjoy the peaceful surroundings. The property additionally offers a storage shed and a very large oak tree in the front yard, perfect for a tree house or shade on warm days. All appliances are negotiable.

Key facts

• Framed windows
• New flooring
• Fresh interior paint

Tags

• NEW ROOF
• NEW FLOORING
• NEW HVAC SYSTEM
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• FRAMED WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $154k.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Recommended offer: $136k (12.0% 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 44d 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 $4k of equity ($1k loan paydown + $3k appreciation (2.1% local appreciation)).
• At projected returns (2.1% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 281 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $14k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 281 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. 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: 1.30% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.29%
• DSCR: 1.77
• GRM: 6.4

CMA / ARV

• ARV (median comp): $202,677
• List price: $154,000
• Delta: -24.02%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.4%
• Equity multiple: 2.00×
• Total profit: $43,076
• Equity at exit: $61,683

10-year hold

• IRR: 20.5%
• Equity multiple: 3.74×
• Total profit: $118,330
• Equity at exit: $89,554

Cash invested: $43,120 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$808
• Tax from tax record: −$87 /mo · $1,044/yr
• Insurance: −$64
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $496

Break-even live

Break-even rent $1,372

Max offer price $154,000

Occupancy floor 70%

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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 5th St Blanket, TX	3.0	2.0	1200	$2,000	$1.67	44d	1	0.50mi
409 5th St Blanket, TX	3.0	2.0	1200	$2,000	$1.67	44d	1	0.50mi
200 Main St Blanket, TX	3.0	2.0	1200	$2,000	$1.67	44d	1	0.67mi

Listing history 30 events

1. 2026-06-18
   days on market $154,000 Active 281 DOM
2. 2026-06-17
   days on market $154,000 Active 280 DOM
3. 2026-06-16
   days on market $154,000 Active 279 DOM
4. 2026-06-15
   days on market $154,000 Active 278 DOM
5. 2026-06-13
   days on market $154,000 Active 276 DOM
6. 2026-06-12
   days on market $154,000 Active 275 DOM
7. 2026-06-09
   days on market $154,000 Active 272 DOM
8. 2026-06-08
   days on market $154,000 Active 271 DOM
9. 2026-06-08
   days on market $154,000 Active 270 DOM
10. 2026-06-05
    days on market $154,000 Active 268 DOM
11. 2026-06-03
    days on market $154,000 Active 266 DOM
12. 2026-06-02
    days on market $154,000 Active 265 DOM
13. 2026-06-01
    days on market $154,000 Active 264 DOM
14. 2026-05-31
    days on market $154,000 Active 263 DOM
15. 2026-05-19
    price $154,000 820-char remark

    Show marketing remark (820 chars)

    This all newly remodeled 3 bedroom, 2 bath double wide trailer sits on a secluded 0.4 acre lot in Blanket, offering both privacy and comfort with extensive updates throughout. Recent improvements include a new roof, flooring, HVAC system, fresh interior and exterior paint, framed windows, and four new doors, and brand new kitchen cabinets. The home also features updated sinks, toilets, bathtub, shower, and four ceiling fans, while the kitchen includes a refrigerator, freezer, stove, dishwasher, and pantry. A washer and dryer are also included, and the covered back porch provides the perfect spot to relax and enjoy the peaceful surroundings. The property additionally offers a storage shed and a very large oak tree in the front yard, perfect for a tree house or shade on warm days. All appliances are negotiable.

16. 2026-02-11
    price $159,000 820-char remark

    Show marketing remark (820 chars)

    This all newly remodeled 3 bedroom, 2 bath double wide trailer sits on a secluded 0.4 acre lot in Blanket, offering both privacy and comfort with extensive updates throughout. Recent improvements include a new roof, flooring, HVAC system, fresh interior and exterior paint, framed windows, and four new doors, and brand new kitchen cabinets. The home also features updated sinks, toilets, bathtub, shower, and four ceiling fans, while the kitchen includes a refrigerator, freezer, stove, dishwasher, and pantry. A washer and dryer are also included, and the covered back porch provides the perfect spot to relax and enjoy the peaceful surroundings. The property additionally offers a storage shed and a very large oak tree in the front yard, perfect for a tree house or shade on warm days. All appliances are negotiable.

17. 2025-09-09
    listed $168,000 Active 820-char remark

    Show marketing remark (820 chars)

    This all newly remodeled 3 bedroom, 2 bath double wide trailer sits on a secluded 0.4 acre lot in Blanket, offering both privacy and comfort with extensive updates throughout. Recent improvements include a new roof, flooring, HVAC system, fresh interior and exterior paint, framed windows, and four new doors, and brand new kitchen cabinets. The home also features updated sinks, toilets, bathtub, shower, and four ceiling fans, while the kitchen includes a refrigerator, freezer, stove, dishwasher, and pantry. A washer and dryer are also included, and the covered back porch provides the perfect spot to relax and enjoy the peaceful surroundings. The property additionally offers a storage shed and a very large oak tree in the front yard, perfect for a tree house or shade on warm days. All appliances are negotiable.

18. 2024-03-01
    soldstatus Closed 820-char remark

    Show marketing remark (820 chars)

    Here is a doublewide home on three quarters of an acre on the edge of Blanket, TX. It is currently occupied so it is very livable. The home is 1,536 sq ft (as per CAD) with plenty of parking. The home has a split arrangement of three nice sized bedrooms and two bathrooms. Some repairs are needed to one of the bathrooms and a door. Plenty of room to entertain with open concept of living area, dining area, and kitchen. The kitchen has lots of cabinets and a center island. The laundry area is large with plenty of additional storage. There is an amazing oak shade tree in the front yard. The property continues to the west where you can have a horse or show animals. There are no homes behind this property giving you additional privacy. The home is not far from the Blanket Schools, home of the Mighty Tigers.

19. 2024-03-01
    soldstatus

    Show marketing remark (820 chars)

    Here is a doublewide home on three quarters of an acre on the edge of Blanket, TX. It is currently occupied so it is very livable. The home is 1,536 sq ft (as per CAD) with plenty of parking. The home has a split arrangement of three nice sized bedrooms and two bathrooms. Some repairs are needed to one of the bathrooms and a door. Plenty of room to entertain with open concept of living area, dining area, and kitchen. The kitchen has lots of cabinets and a center island. The laundry area is large with plenty of additional storage. There is an amazing oak shade tree in the front yard. The property continues to the west where you can have a horse or show animals. There are no homes behind this property giving you additional privacy. The home is not far from the Blanket Schools, home of the Mighty Tigers.

20. 2024-02-22
    status Pending 820-char remark

    Show marketing remark (820 chars)

    Here is a doublewide home on three quarters of an acre on the edge of Blanket, TX. It is currently occupied so it is very livable. The home is 1,536 sq ft (as per CAD) with plenty of parking. The home has a split arrangement of three nice sized bedrooms and two bathrooms. Some repairs are needed to one of the bathrooms and a door. Plenty of room to entertain with open concept of living area, dining area, and kitchen. The kitchen has lots of cabinets and a center island. The laundry area is large with plenty of additional storage. There is an amazing oak shade tree in the front yard. The property continues to the west where you can have a horse or show animals. There are no homes behind this property giving you additional privacy. The home is not far from the Blanket Schools, home of the Mighty Tigers.

21. 2024-02-04
    status Active 820-char remark

    Show marketing remark (820 chars)

    Here is a doublewide home on three quarters of an acre on the edge of Blanket, TX. It is currently occupied so it is very livable. The home is 1,536 sq ft (as per CAD) with plenty of parking. The home has a split arrangement of three nice sized bedrooms and two bathrooms. Some repairs are needed to one of the bathrooms and a door. Plenty of room to entertain with open concept of living area, dining area, and kitchen. The kitchen has lots of cabinets and a center island. The laundry area is large with plenty of additional storage. There is an amazing oak shade tree in the front yard. The property continues to the west where you can have a horse or show animals. There are no homes behind this property giving you additional privacy. The home is not far from the Blanket Schools, home of the Mighty Tigers.

22. 2023-10-16
    status Pending 820-char remark

    Show marketing remark (820 chars)

    Here is a doublewide home on three quarters of an acre on the edge of Blanket, TX. It is currently occupied so it is very livable. The home is 1,536 sq ft (as per CAD) with plenty of parking. The home has a split arrangement of three nice sized bedrooms and two bathrooms. Some repairs are needed to one of the bathrooms and a door. Plenty of room to entertain with open concept of living area, dining area, and kitchen. The kitchen has lots of cabinets and a center island. The laundry area is large with plenty of additional storage. There is an amazing oak shade tree in the front yard. The property continues to the west where you can have a horse or show animals. There are no homes behind this property giving you additional privacy. The home is not far from the Blanket Schools, home of the Mighty Tigers.

23. 2023-10-02
    historical Active Option Contract 820-char remark

    Show marketing remark (820 chars)

    Here is a doublewide home on three quarters of an acre on the edge of Blanket, TX. It is currently occupied so it is very livable. The home is 1,536 sq ft (as per CAD) with plenty of parking. The home has a split arrangement of three nice sized bedrooms and two bathrooms. Some repairs are needed to one of the bathrooms and a door. Plenty of room to entertain with open concept of living area, dining area, and kitchen. The kitchen has lots of cabinets and a center island. The laundry area is large with plenty of additional storage. There is an amazing oak shade tree in the front yard. The property continues to the west where you can have a horse or show animals. There are no homes behind this property giving you additional privacy. The home is not far from the Blanket Schools, home of the Mighty Tigers.

24. 2023-05-24
    historical
25. 2023-05-23
    price $65,000 820-char remark

    Show marketing remark (820 chars)

    Here is a doublewide home on three quarters of an acre on the edge of Blanket, TX. It is currently occupied so it is very livable. The home is 1,536 sq ft (as per CAD) with plenty of parking. The home has a split arrangement of three nice sized bedrooms and two bathrooms. Some repairs are needed to one of the bathrooms and a door. Plenty of room to entertain with open concept of living area, dining area, and kitchen. The kitchen has lots of cabinets and a center island. The laundry area is large with plenty of additional storage. There is an amazing oak shade tree in the front yard. The property continues to the west where you can have a horse or show animals. There are no homes behind this property giving you additional privacy. The home is not far from the Blanket Schools, home of the Mighty Tigers.

26. 2023-04-24
    price $80,000
27. 2022-12-09
    price $80,000 820-char remark

    Show marketing remark (820 chars)

    Here is a doublewide home on three quarters of an acre on the edge of Blanket, TX. It is currently occupied so it is very livable. The home is 1,536 sq ft (as per CAD) with plenty of parking. The home has a split arrangement of three nice sized bedrooms and two bathrooms. Some repairs are needed to one of the bathrooms and a door. Plenty of room to entertain with open concept of living area, dining area, and kitchen. The kitchen has lots of cabinets and a center island. The laundry area is large with plenty of additional storage. There is an amazing oak shade tree in the front yard. The property continues to the west where you can have a horse or show animals. There are no homes behind this property giving you additional privacy. The home is not far from the Blanket Schools, home of the Mighty Tigers.

28. 2022-09-30
    listed $90,000 Active
29. 2022-06-26
    listed $90,000 Active 820-char remark

    Show marketing remark (820 chars)

    Here is a doublewide home on three quarters of an acre on the edge of Blanket, TX. It is currently occupied so it is very livable. The home is 1,536 sq ft (as per CAD) with plenty of parking. The home has a split arrangement of three nice sized bedrooms and two bathrooms. Some repairs are needed to one of the bathrooms and a door. Plenty of room to entertain with open concept of living area, dining area, and kitchen. The kitchen has lots of cabinets and a center island. The laundry area is large with plenty of additional storage. There is an amazing oak shade tree in the front yard. The property continues to the west where you can have a horse or show animals. There are no homes behind this property giving you additional privacy. The home is not far from the Blanket Schools, home of the Mighty Tigers.

30. 2007-06-03
    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: $1,044 · $87/mo
• Projected year-2 tax: $2,818 · $235/mo
• Expected delta: +$1,774/yr (+$148/mo · 169.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 24 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: −$8,626
• − Property taxes: −$1,044
• − Insurance: −$2,272
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$4,480
• Taxable income: $3,737
• Est. tax owed @ 24.0%: −$897
• After-tax cash flow: $5,055/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

+71.1% since first listed

16 events — show timeline

• 2026-05-19 Price Changed $154,000 NTREIS
• 2026-02-11 Price Changed $159,000 NTREIS
• 2025-09-09 Listed $168,000 NTREIS
• 2024-03-01 Sold (Public Records) — Public Records
• 2024-03-01 Sold (MLS) — NTREIS
• 2024-02-22 Pending — NTREIS
• 2024-02-04 Relisted — NTREIS
• 2023-10-16 Pending — NTREIS
• 2023-10-02 Contingent — NTREIS
• 2023-05-24 Listing Removed — CTXMLS
• 2023-05-23 Price Changed $65,000 NTREIS
• 2023-04-24 Price Changed $80,000 CTXMLS
• 2022-12-09 Price Changed $80,000 NTREIS
• 2022-09-30 Listed $90,000 CTXMLS
• 2022-06-26 Listed $90,000 NTREIS
• 2007-06-03 Sold (Public Records) — Public Records

Property tax history

+32.3%/yr

Latest (2025): $1,044 · -0.8% YoY. Source: county tax records.