214 Arthur St · Garwood, TX 77442

$97,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 29 Days on market

Built 2017

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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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Appreciation +4.3/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming mobile home situated on a spacious corner lot in the quaint town of Garwood! This well-maintained home offers comfortable living with a functional layout and plenty of outdoor space to enjoy. Property features a detached carport for added convenience and covered parking. Located in a quiet small-town setting, you’ll love the peaceful atmosphere while still having convenient access to nearby amenities. Perfect for first-time buyers, downsizing, or investment opportunity!

Key facts

• Detached carport
• Outdoor space
• Corner lot

Tags

• CORNER LOT
• DETACHED CARPORT
• OUTDOOR SPACE
• QUIET SMALL-TOWN SETTING

Property features AI

Exterior

• Parking: Detached carport; 2-space carport
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2017; Block foundation
• Construction: Vinyl siding
• Exterior features: Corner lot; Composition roof

Interior

• Kitchen: Electric oven; Electric range; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Washer hookup; Electric dryer hookup; Electric oven; Electric range; Microwave
• Laundry & utility: Washer hookup; Electric dryer hookup

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 $309 ($4k/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: $96k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Rice CISD (rural): math 34% / reading 32% proficiency, ranked #574 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP; 29 units permitted in Colorado County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.4%/yr); year-one equity from $671 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-1.4% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,545 (1.5% 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. 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.
3. 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.
4. 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: 1.17% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.63%
• DSCR: 1.61
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.39×
• Total profit: $10,496
• Equity at exit: $21,479

10-year hold

• IRR: 15.6%
• Equity multiple: 2.49×
• Total profit: $40,371
• Equity at exit: $20,943

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 77442

• Home prices YoY: -1.7%
• Active inventory: 21
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$509
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $309

Break-even live

Break-even rent $744

Max offer price $97,000

Occupancy floor 68%

Sensitivity live

Price	-10% $363	-5% $336	+0% $309	+5% $281	+10% $254
Rent	-10% $219	-5% $264	+0% $309	+5% $353	+10% $398
Rate	-1.0pp $357	-0.5pp $333	base $309	+0.5pp $283	+1.0pp $258

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 17 events

1. 2026-06-21
   days on market $97,000 Active 29 DOM
2. 2026-06-18
   days on market $97,000 Active 27 DOM
3. 2026-06-17
   days on market $97,000 Active 26 DOM
4. 2026-06-16
   days on market $97,000 Active 25 DOM
5. 2026-06-15
   days on market $97,000 Active 24 DOM
6. 2026-06-15
   days on market $97,000 Active 23 DOM
7. 2026-06-13
   days on market $97,000 Active 22 DOM
8. 2026-06-12
   days on market $97,000 Active 21 DOM
9. 2026-06-09
   days on market $97,000 Active 18 DOM
10. 2026-06-08
    days on market $97,000 Active 17 DOM
11. 2026-06-08
    days on market $97,000 Active 16 DOM
12. 2026-06-05
    days on market $97,000 Active 14 DOM
13. 2026-06-03
    days on market $97,000 Active 12 DOM
14. 2026-06-02
    days on market $97,000 Active 11 DOM
15. 2026-06-01
    days on market $97,000 Active 10 DOM
16. 2026-05-31
    days on market $97,000 Active 9 DOM
17. 2026-05-22
    listed $97,000 Active

ⓘ 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: $464 · $39/mo
• Projected year-2 tax: $1,775 · $148/mo
• Expected delta: +$1,311/yr (+$109/mo · 282.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $13,616
• − Mortgage interest: −$5,434
• − Property taxes: −$464
• − Insurance: −$485
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$2,822
• Taxable income: $2,233
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $3,167/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: Rice CISD
• NCES district ID: 4836970
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 32% ▼ -2.00%
• Median HH income: $39,704
• Composite: 27.72/100
• National rank: #6907
• State rank: #574 of 826 in TX

Livability — Garwood

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Garwood, TX
• Population (ZIP): 1,434

Population outlook (Colorado County) Hauer SSP2

• Today (2025): 20,932 people
• By 2030: 20,803 · -0.6%
• By 2040: 20,518 · -2.0%
• By 2050: 20,325 · -2.9%
• By 2075: 20,086 · -4.0%
• By 2100: 18,228 · -12.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 41% Hispanic / Latino 36% Black 22% Two or more races 2%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Italian 2% Portuguese 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 85% English-only · Spanish 15%

Political lean MEDSL · Colorado

• 2024 margin: Solid R (+57.2) · D 21.1% · R 78.3%
• 2008→2024 swing: -17.9pp toward R · 2008: -39.4pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+50.6 2016: R+51.2 2012: R+49.3 2008: R+39.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.42%
• Current HPI: 83.5948
• 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

1 event — show timeline

• 2026-05-22 Listed $97,000 HARMLS

Property tax history

-0.3%/yr

Latest (2025): $464 · +7.8% YoY. Source: county tax records.