181 Mountain St · Cross Plains, TX 76828

$105,000

3 bd · 2.0 ba · 1,776 sqft · Manufactured public records · 353 Days on market

Built 2014 1.68 ac lot ↓ 12% 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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Appreciation +5.0/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nice country home on 1.68 acres located in Burkett. Conveniently located just 10 miles from Cross Plains. This 2014 manufactured home has an open concept living, kitchen, and dining layout with a large island that features stacked rock accents, plus plenty of cabinet and counter space. There are 3 bedrooms and 2 bathrooms, including a master suite with a soaking tub, separate shower, double vanities, and walk-in closet. The home also has an enclosed front porch and a wood-burning stove in the living room for added comfort. Outside, you’ll find a plenty of space to do what you want with. Property includes a 2-car garage and a 1-car carport. With just a little cleaning and some TLC, this could be a great place to call home. Seller would prefer to close and move in March when its warmer.

Key facts

• Plenty of space
• Large island
• Stacked rock accents

Tags

• LARGE ISLAND
• STACKED ROCK ACCENTS
• ENCLOSED FRONT PORCH
• WOOD BURNING STOVE
• PLENTY OF SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#486 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D+, employment D, amenities F.
• Coleman ISD (town): math 42% / reading 39% proficiency, ranked #439 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 5 units permitted in Coleman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($726 loan paydown + $3k appreciation (3.0% local appreciation)).
• Coleman County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 353 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $30k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 353 days. Have you received any prior offers? Is the seller open to a 12% 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 D-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. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.97%
• DSCR: 1.40
• GRM: 7.2

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: 15.9%
• Equity multiple: 1.91×
• Total profit: $26,667
• Equity at exit: $47,213

10-year hold

• IRR: 17.5%
• Equity multiple: 3.56×
• Total profit: $75,378
• Equity at exit: $72,760

Cash invested: $29,400 (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 76828

• Active inventory: 3
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$145 /mo · $1,746/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $220

Break-even live

Break-even rent $937

Max offer price $105,000

Occupancy floor 77%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-05-11
   historical Active Option Contract 801-char remark

   Show marketing remark (801 chars)

   Nice country home on 1.68 acres located in Burkett. Conveniently located just 10 miles from Cross Plains. This 2014 manufactured home has an open concept living, kitchen, and dining layout with a large island that features stacked rock accents, plus plenty of cabinet and counter space. There are 3 bedrooms and 2 bathrooms, including a master suite with a soaking tub, separate shower, double vanities, and walk-in closet. The home also has an enclosed front porch and a wood-burning stove in the living room for added comfort. Outside, you’ll find a plenty of space to do what you want with. Property includes a 2-car garage and a 1-car carport. With just a little cleaning and some TLC, this could be a great place to call home. Seller would prefer to close and move in March when its warmer.

2. 2026-04-08
   status Active 801-char remark

   Show marketing remark (801 chars)

   Nice country home on 1.68 acres located in Burkett. Conveniently located just 10 miles from Cross Plains. This 2014 manufactured home has an open concept living, kitchen, and dining layout with a large island that features stacked rock accents, plus plenty of cabinet and counter space. There are 3 bedrooms and 2 bathrooms, including a master suite with a soaking tub, separate shower, double vanities, and walk-in closet. The home also has an enclosed front porch and a wood-burning stove in the living room for added comfort. Outside, you’ll find a plenty of space to do what you want with. Property includes a 2-car garage and a 1-car carport. With just a little cleaning and some TLC, this could be a great place to call home. Seller would prefer to close and move in March when its warmer.

3. 2026-03-11
   status Pending 801-char remark

   Show marketing remark (801 chars)

   Nice country home on 1.68 acres located in Burkett. Conveniently located just 10 miles from Cross Plains. This 2014 manufactured home has an open concept living, kitchen, and dining layout with a large island that features stacked rock accents, plus plenty of cabinet and counter space. There are 3 bedrooms and 2 bathrooms, including a master suite with a soaking tub, separate shower, double vanities, and walk-in closet. The home also has an enclosed front porch and a wood-burning stove in the living room for added comfort. Outside, you’ll find a plenty of space to do what you want with. Property includes a 2-car garage and a 1-car carport. With just a little cleaning and some TLC, this could be a great place to call home. Seller would prefer to close and move in March when its warmer.

4. 2026-02-26
   historical Active Option Contract 801-char remark

   Show marketing remark (801 chars)

   Nice country home on 1.68 acres located in Burkett. Conveniently located just 10 miles from Cross Plains. This 2014 manufactured home has an open concept living, kitchen, and dining layout with a large island that features stacked rock accents, plus plenty of cabinet and counter space. There are 3 bedrooms and 2 bathrooms, including a master suite with a soaking tub, separate shower, double vanities, and walk-in closet. The home also has an enclosed front porch and a wood-burning stove in the living room for added comfort. Outside, you’ll find a plenty of space to do what you want with. Property includes a 2-car garage and a 1-car carport. With just a little cleaning and some TLC, this could be a great place to call home. Seller would prefer to close and move in March when its warmer.

5. 2026-01-24
   price $105,000 801-char remark

   Show marketing remark (801 chars)

   Nice country home on 1.68 acres located in Burkett. Conveniently located just 10 miles from Cross Plains. This 2014 manufactured home has an open concept living, kitchen, and dining layout with a large island that features stacked rock accents, plus plenty of cabinet and counter space. There are 3 bedrooms and 2 bathrooms, including a master suite with a soaking tub, separate shower, double vanities, and walk-in closet. The home also has an enclosed front porch and a wood-burning stove in the living room for added comfort. Outside, you’ll find a plenty of space to do what you want with. Property includes a 2-car garage and a 1-car carport. With just a little cleaning and some TLC, this could be a great place to call home. Seller would prefer to close and move in March when its warmer.

6. 2025-11-04
   status Active 801-char remark

   Show marketing remark (801 chars)

   Nice country home on 1.68 acres located in Burkett. Conveniently located just 10 miles from Cross Plains. This 2014 manufactured home has an open concept living, kitchen, and dining layout with a large island that features stacked rock accents, plus plenty of cabinet and counter space. There are 3 bedrooms and 2 bathrooms, including a master suite with a soaking tub, separate shower, double vanities, and walk-in closet. The home also has an enclosed front porch and a wood-burning stove in the living room for added comfort. Outside, you’ll find a plenty of space to do what you want with. Property includes a 2-car garage and a 1-car carport. With just a little cleaning and some TLC, this could be a great place to call home. Seller would prefer to close and move in March when its warmer.

7. 2025-11-03
   price $115,000 801-char remark

   Show marketing remark (801 chars)

   Nice country home on 1.68 acres located in Burkett. Conveniently located just 10 miles from Cross Plains. This 2014 manufactured home has an open concept living, kitchen, and dining layout with a large island that features stacked rock accents, plus plenty of cabinet and counter space. There are 3 bedrooms and 2 bathrooms, including a master suite with a soaking tub, separate shower, double vanities, and walk-in closet. The home also has an enclosed front porch and a wood-burning stove in the living room for added comfort. Outside, you’ll find a plenty of space to do what you want with. Property includes a 2-car garage and a 1-car carport. With just a little cleaning and some TLC, this could be a great place to call home. Seller would prefer to close and move in March when its warmer.

8. 2025-11-01
   historical 801-char remark

   Show marketing remark (801 chars)

   Nice country home on 1.68 acres located in Burkett. Conveniently located just 10 miles from Cross Plains. This 2014 manufactured home has an open concept living, kitchen, and dining layout with a large island that features stacked rock accents, plus plenty of cabinet and counter space. There are 3 bedrooms and 2 bathrooms, including a master suite with a soaking tub, separate shower, double vanities, and walk-in closet. The home also has an enclosed front porch and a wood-burning stove in the living room for added comfort. Outside, you’ll find a plenty of space to do what you want with. Property includes a 2-car garage and a 1-car carport. With just a little cleaning and some TLC, this could be a great place to call home. Seller would prefer to close and move in March when its warmer.

9. 2025-08-07
   price $130,000 801-char remark

   Show marketing remark (801 chars)

   Nice country home on 1.68 acres located in Burkett. Conveniently located just 10 miles from Cross Plains. This 2014 manufactured home has an open concept living, kitchen, and dining layout with a large island that features stacked rock accents, plus plenty of cabinet and counter space. There are 3 bedrooms and 2 bathrooms, including a master suite with a soaking tub, separate shower, double vanities, and walk-in closet. The home also has an enclosed front porch and a wood-burning stove in the living room for added comfort. Outside, you’ll find a plenty of space to do what you want with. Property includes a 2-car garage and a 1-car carport. With just a little cleaning and some TLC, this could be a great place to call home. Seller would prefer to close and move in March when its warmer.

10. 2025-05-04
    listed $135,000 Active 801-char remark

    Show marketing remark (801 chars)

    Nice country home on 1.68 acres located in Burkett. Conveniently located just 10 miles from Cross Plains. This 2014 manufactured home has an open concept living, kitchen, and dining layout with a large island that features stacked rock accents, plus plenty of cabinet and counter space. There are 3 bedrooms and 2 bathrooms, including a master suite with a soaking tub, separate shower, double vanities, and walk-in closet. The home also has an enclosed front porch and a wood-burning stove in the living room for added comfort. Outside, you’ll find a plenty of space to do what you want with. Property includes a 2-car garage and a 1-car carport. With just a little cleaning and some TLC, this could be a great place to call home. Seller would prefer to close and move in March when its warmer.

11. 2021-12-08
    soldstatus Sold 361-char remark

    Show marketing remark (361 chars)

    Nice country living on 1.68 Acres in Burkett, Tx. 2014 Mobile Home with open living, Kitchen & Dining. Featuring large Island with Stacked Rock accents, lots of counter & cabinet space. 3 Bedrooms & 2 Baths. Master has large bath with soaking tub & separate shower, double vanities & walk in closet. Beautiful lot with large trees.

12. 2021-11-22
    status Pending 361-char remark

    Show marketing remark (361 chars)

    Nice country living on 1.68 Acres in Burkett, Tx. 2014 Mobile Home with open living, Kitchen & Dining. Featuring large Island with Stacked Rock accents, lots of counter & cabinet space. 3 Bedrooms & 2 Baths. Master has large bath with soaking tub & separate shower, double vanities & walk in closet. Beautiful lot with large trees.

13. 2021-10-28
    historical Active Kick-Out 361-char remark

    Show marketing remark (361 chars)

    Nice country living on 1.68 Acres in Burkett, Tx. 2014 Mobile Home with open living, Kitchen & Dining. Featuring large Island with Stacked Rock accents, lots of counter & cabinet space. 3 Bedrooms & 2 Baths. Master has large bath with soaking tub & separate shower, double vanities & walk in closet. Beautiful lot with large trees.

14. 2021-09-24
    status Active 361-char remark

    Show marketing remark (361 chars)

    Nice country living on 1.68 Acres in Burkett, Tx. 2014 Mobile Home with open living, Kitchen & Dining. Featuring large Island with Stacked Rock accents, lots of counter & cabinet space. 3 Bedrooms & 2 Baths. Master has large bath with soaking tub & separate shower, double vanities & walk in closet. Beautiful lot with large trees.

15. 2021-09-20
    historical Active Contingent 361-char remark

    Show marketing remark (361 chars)

    Nice country living on 1.68 Acres in Burkett, Tx. 2014 Mobile Home with open living, Kitchen & Dining. Featuring large Island with Stacked Rock accents, lots of counter & cabinet space. 3 Bedrooms & 2 Baths. Master has large bath with soaking tub & separate shower, double vanities & walk in closet. Beautiful lot with large trees.

16. 2021-09-17
    price $79,900 361-char remark

    Show marketing remark (361 chars)

    Nice country living on 1.68 Acres in Burkett, Tx. 2014 Mobile Home with open living, Kitchen & Dining. Featuring large Island with Stacked Rock accents, lots of counter & cabinet space. 3 Bedrooms & 2 Baths. Master has large bath with soaking tub & separate shower, double vanities & walk in closet. Beautiful lot with large trees.

17. 2021-07-29
    price $84,900 361-char remark

    Show marketing remark (361 chars)

    Nice country living on 1.68 Acres in Burkett, Tx. 2014 Mobile Home with open living, Kitchen & Dining. Featuring large Island with Stacked Rock accents, lots of counter & cabinet space. 3 Bedrooms & 2 Baths. Master has large bath with soaking tub & separate shower, double vanities & walk in closet. Beautiful lot with large trees.

18. 2021-07-09
    listed $119,900 Active 361-char remark

    Show marketing remark (361 chars)

    Nice country living on 1.68 Acres in Burkett, Tx. 2014 Mobile Home with open living, Kitchen & Dining. Featuring large Island with Stacked Rock accents, lots of counter & cabinet space. 3 Bedrooms & 2 Baths. Master has large bath with soaking tub & separate shower, double vanities & walk in closet. Beautiful lot with large trees.

19. 2014-05-23
    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: $1,746 · $145/mo
• Projected year-2 tax: $1,922 · $160/mo
• Expected delta: +$176/yr (+$15/mo · 10.1%)

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

Taxation est. · year 1

• Rental income: $14,575
• − Mortgage interest: −$5,882
• − Property taxes: −$1,746
• − Insurance: −$525
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$3,055
• Taxable income: $1,036
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $2,387/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: Coleman ISD
• NCES district ID: 4814550
• Math proficiency: 42% ▲ 3.00%
• Reading proficiency: 39% ▲ 3.00%
• Median HH income: $31,765
• Composite: 33.18/100
• National rank: #5540
• State rank: #439 of 826 in TX

Livability — Cross Plains

• Score: 68/100
• State rank: #486
• US rank: #9666

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 196

Population outlook (Coleman County) Hauer SSP2

• Today (2025): 7,321 people
• By 2030: 6,834 · -6.7%
• By 2040: 5,968 · -18.5%
• By 2050: 5,283 · -27.8%
• By 2075: 4,205 · -42.6%
• By 2100: 3,405 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Italian 72% Lithuanian 55% Slovak 10%
• Foreign-born: 5% · South Korea, Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Coleman

• 2024 margin: Solid R (+79.0) · D 10.3% · R 89.3%
• 2008→2024 swing: -15.1pp toward R · 2008: -64.0pp · 2024: -79.0pp
• All cycles: 2024: R+79.0 2020: R+77.3 2016: R+76.8 2012: R+73.7 2008: R+64.0

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

-12.4% since first listed

19 events — show timeline

• 2026-05-11 Contingent — NTREIS
• 2026-04-08 Relisted — NTREIS
• 2026-03-11 Pending — NTREIS
• 2026-02-26 Contingent — NTREIS
• 2026-01-24 Price Changed $105,000 NTREIS
• 2025-11-04 Relisted — NTREIS
• 2025-11-03 Price Changed $115,000 NTREIS
• 2025-11-01 Listing Removed — NTREIS
• 2025-08-07 Price Changed $130,000 NTREIS
• 2025-05-04 Listed $135,000 NTREIS
• 2021-12-08 Sold (MLS) — NTREIS
• 2021-11-22 Pending — NTREIS
• 2021-10-28 Contingent — NTREIS
• 2021-09-24 Relisted — NTREIS
• 2021-09-20 Contingent — NTREIS
• 2021-09-17 Price Changed $79,900 NTREIS
• 2021-07-29 Price Changed $84,900 NTREIS
• 2021-07-09 Listed $119,900 NTREIS
• 2014-05-23 Sold (Public Records) — Public Records

Property tax history

+20.8%/yr

Latest (2025): $1,746 · +34.2% YoY. Source: county tax records.