809 W Llano Sts · Llano, TX 78643

$60,000

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 176 Days on market

Built 1981 0.31 ac lot ↓ 20% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A livable mobile home with a fenced in back yard, two car ports and a storage building. Has washer, dryer, one bed, one couch, several pieces of furniture and a walk way for wheel chair to enter the house.

Key facts

• Two car ports
• Storage building
• Fenced in back yard

Tags

• FENCED IN BACK YARD
• TWO CAR PORTS
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#407 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D, amenities F, commute F.
• Llano ISD (town): math 40% / reading 43% proficiency, ranked #359 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 241 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 121 units permitted in Llano County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Llano County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 40% 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 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: 1.71% ✓
• Cap rate: 14.91%
• Cash-on-cash: 30.79%
• DSCR: 2.37
• GRM: 4.9

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: 25.5%
• Equity multiple: 2.05×
• Total profit: $17,722
• Equity at exit: $8,946

10-year hold

• IRR: 33.2%
• Equity multiple: 4.02×
• Total profit: $50,753
• Equity at exit: $5,188

Cash invested: $16,800 (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 78643

• Home prices YoY: -3.0%
• Active inventory: 241
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,025 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$39 /mo · $472/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $431

Break-even live

Break-even rent $480

Max offer price $60,000

Occupancy floor 53%

Sensitivity live

Price	-10% $465	-5% $448	+0% $431	+5% $414	+10% $397
Rent	-10% $350	-5% $391	+0% $431	+5% $472	+10% $512
Rate	-1.0pp $461	-0.5pp $446	base $431	+0.5pp $415	+1.0pp $400

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 W Wallace St Llano, TX	1.0	1.0	550	$950	$1.73	44d	1	0.66mi
702 Pittsburgh Ave Llano, TX	1.0	1.0	640	$1,150	$1.80	24d	1	1.27mi

Listing history 21 events

1. 2026-06-18
   days on market $60,000 Active 176 DOM
2. 2026-06-17
   days on market $60,000 Active 175 DOM
3. 2026-06-16
   days on market $60,000 Active 174 DOM
4. 2026-06-15
   days on market $60,000 Active 173 DOM
5. 2026-06-14
   days on market $60,000 Active 171 DOM
6. 2026-06-13
   days on market $60,000 Active 170 DOM
7. 2026-06-10
   days on market $60,000 Active 168 DOM
8. 2026-06-09
   days on market $60,000 Active 167 DOM
9. 2026-06-08
   days on market $60,000 Active 166 DOM
10. 2026-06-07
    days on market $60,000 Active 165 DOM
11. 2026-06-05
    days on market $60,000 Active 162 DOM
12. 2026-06-03
    days on market $60,000 Active 161 DOM
13. 2026-06-02
    days on market $60,000 Active 160 DOM
14. 2026-06-01
    days on market $60,000 Active 159 DOM
15. 2026-05-31
    days on market $60,000 Active 158 DOM
16. 2026-05-31
    days on market $60,000 Active 157 DOM
17. 2026-04-20
    price $60,000 205-char remark

    Show marketing remark (205 chars)

    A livable mobile home with a fenced in back yard, two car ports and a storage building. Has washer, dryer, one bed, one couch, several pieces of furniture and a walk way for wheel chair to enter the house.

18. 2026-04-07
    listed $75,000 Active 205-char remark

    Show marketing remark (205 chars)

    A livable mobile home with a fenced in back yard, two car ports and a storage building. Has washer, dryer, one bed, one couch, several pieces of furniture and a walk way for wheel chair to enter the house.

19. 2026-03-11
    soldstatus Closed 205-char remark

    Show marketing remark (205 chars)

    A livable mobile home with a fenced in back yard, two car ports and a storage building. Has washer, dryer, one bed, one couch, several pieces of furniture and a walk way for wheel chair to enter the house.

20. 2025-11-25
    listed $75,000 Active 205-char remark

    Show marketing remark (205 chars)

    A livable mobile home with a fenced in back yard, two car ports and a storage building. Has washer, dryer, one bed, one couch, several pieces of furniture and a walk way for wheel chair to enter the house.

21. 2025-10-20
    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: $472 · $39/mo
• Projected year-2 tax: $1,098 · $92/mo
• Expected delta: +$626/yr (+$52/mo · 132.5%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 40% 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: $12,304
• − Mortgage interest: −$3,361
• − Property taxes: −$472
• − Insurance: −$300
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$1,745
• Taxable income: $4,457
• Est. tax owed @ 24.0%: −$1,070
• After-tax cash flow: $4,102/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: Llano ISD
• NCES district ID: 4827810
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 43% ▼ -5.00%
• Median HH income: $46,746
• Composite: 35.42/100
• National rank: #4940
• State rank: #359 of 826 in TX

Livability — Llano

• Score: 69/100
• State rank: #407
• US rank: #8433

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Llano, TX
• Population (ZIP): 6,837

Population outlook (Llano County) Hauer SSP2

• Today (2025): 20,847 people
• By 2030: 21,350 · +2.4%
• By 2040: 22,281 · +6.9%
• By 2050: 23,173 · +11.2%
• By 2075: 25,526 · +22.4%
• By 2100: 25,866 · +24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 4% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3% Lithuanian 3% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Llano

• 2024 margin: Solid R (+60.9) · D 19.2% · R 80.0%
• 2008→2024 swing: -8.6pp toward R · 2008: -52.2pp · 2024: -60.9pp
• All cycles: 2024: R+60.9 2020: R+60.1 2016: R+62.2 2012: R+60.4 2008: R+52.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.16%
• Current HPI: 760.73
• 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

-20.0% since first listed

5 events — show timeline

• 2026-04-20 Price Changed $60,000 HLMLS as distributed by MLS GRID
• 2026-04-07 Listed $75,000 HLMLS as distributed by MLS GRID
• 2026-03-11 Sold (MLS) — HLMLS as distributed by MLS GRID
• 2025-11-25 Listed $75,000 HLMLS as distributed by MLS GRID
• 2025-10-20 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $472 · +14.4% YoY. Source: county tax records.