11098 PR 316 · Hawley, TX 79525

$115,000

3 bd · 2.0 ba · 902 sqft · Manufactured · 105 Days on market

Built 2025 Good condition 1.02 ac lot $127/sqft · 8% below area Est $125k · 8% under ↓ 15% 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 +16.1/30.0
• ARV discount +11.1/15.0
• Appreciation +8.0/10.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0

Listing remarks MLS

This brand new 3-bedroom, 2-bathroom, 902-square-foot single-wide mobile home sits on a full acre in the desirable Hawley ISD. The property is already equipped with a septic system and water, and the home comes with a new refrigerator, oven, and air conditioning. Located close to the new data center, this location offers both convenience and strong future potential. The home is completely move-in ready, providing modern, efficient living in a peaceful rural setting with plenty of room to spread out. Opportunities like this are rare—secure a new home on acreage in a growing area while you can. {Information believed accurate but not guaranteed. Property sold “as is.” Acreage, maps & fence lines are approximate. Buyers should verify details. Subject to errors, changes, prior sale, or withdrawal.}

Key facts

• Air conditioning
• Move-in ready
• New oven

Tags

• FULL ACRE
• SEPTIC SYSTEM
• NEW REFRIGERATOR
• NEW OVEN
• AIR CONDITIONING
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $58 ($697/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (6.1% below list).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 2.3% in Hawley — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#459 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools F.
• Hawley ISD (rural): math 27% / reading 31% proficiency, ranked #642 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 77 active listings in the ZIP; 1 units permitted in Jones County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($795 loan paydown + $7k appreciation (6.0% local appreciation)).
• Jones County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $104,650 (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. 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: 0.94% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.17%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (median comp): $125,000
• List price: $115,000
• Delta: -8.00%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11035 Pvt 316	0.14mi	3/2.0	902 (0%)	2mo	$125,000	$139	92

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 2.14×
• Total profit: $36,549
• Equity at exit: $71,898

10-year hold

• IRR: 16.8%
• Equity multiple: 4.25×
• Total profit: $104,736
• Equity at exit: $130,042

Cash invested: $32,200 (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 79525

• Home prices YoY: 3.0%
• Active inventory: 77
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,080 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $58

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 90%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-13
   historical Active Option Contract 826-char remark

   Show marketing remark (826 chars)

   This brand new 3-bedroom, 2-bathroom, 902-square-foot single-wide mobile home sits on a full acre in the desirable Hawley ISD. The property is already equipped with a septic system and water, and the home comes with a new refrigerator, oven, and air conditioning. Located close to the new data center, this location offers both convenience and strong future potential. The home is completely move-in ready, providing modern, efficient living in a peaceful rural setting with plenty of room to spread out. Opportunities like this are rare—secure a new home on acreage in a growing area while you can. {Information believed accurate but not guaranteed. Property sold “as is.” Acreage, maps & fence lines are approximate. Buyers should verify details. Subject to errors, changes, prior sale, or withdrawal.}

2. 2026-05-04
   price $115,000 826-char remark

   Show marketing remark (826 chars)

   This brand new 3-bedroom, 2-bathroom, 902-square-foot single-wide mobile home sits on a full acre in the desirable Hawley ISD. The property is already equipped with a septic system and water, and the home comes with a new refrigerator, oven, and air conditioning. Located close to the new data center, this location offers both convenience and strong future potential. The home is completely move-in ready, providing modern, efficient living in a peaceful rural setting with plenty of room to spread out. Opportunities like this are rare—secure a new home on acreage in a growing area while you can. {Information believed accurate but not guaranteed. Property sold “as is.” Acreage, maps & fence lines are approximate. Buyers should verify details. Subject to errors, changes, prior sale, or withdrawal.}

3. 2026-04-15
   status Active 826-char remark

   Show marketing remark (826 chars)

   This brand new 3-bedroom, 2-bathroom, 902-square-foot single-wide mobile home sits on a full acre in the desirable Hawley ISD. The property is already equipped with a septic system and water, and the home comes with a new refrigerator, oven, and air conditioning. Located close to the new data center, this location offers both convenience and strong future potential. The home is completely move-in ready, providing modern, efficient living in a peaceful rural setting with plenty of room to spread out. Opportunities like this are rare—secure a new home on acreage in a growing area while you can. {Information believed accurate but not guaranteed. Property sold “as is.” Acreage, maps & fence lines are approximate. Buyers should verify details. Subject to errors, changes, prior sale, or withdrawal.}

4. 2026-03-23
   status Pending 826-char remark

   Show marketing remark (826 chars)

   This brand new 3-bedroom, 2-bathroom, 902-square-foot single-wide mobile home sits on a full acre in the desirable Hawley ISD. The property is already equipped with a septic system and water, and the home comes with a new refrigerator, oven, and air conditioning. Located close to the new data center, this location offers both convenience and strong future potential. The home is completely move-in ready, providing modern, efficient living in a peaceful rural setting with plenty of room to spread out. Opportunities like this are rare—secure a new home on acreage in a growing area while you can. {Information believed accurate but not guaranteed. Property sold “as is.” Acreage, maps & fence lines are approximate. Buyers should verify details. Subject to errors, changes, prior sale, or withdrawal.}

5. 2026-03-06
   historical Active Contingent 826-char remark

   Show marketing remark (826 chars)

   This brand new 3-bedroom, 2-bathroom, 902-square-foot single-wide mobile home sits on a full acre in the desirable Hawley ISD. The property is already equipped with a septic system and water, and the home comes with a new refrigerator, oven, and air conditioning. Located close to the new data center, this location offers both convenience and strong future potential. The home is completely move-in ready, providing modern, efficient living in a peaceful rural setting with plenty of room to spread out. Opportunities like this are rare—secure a new home on acreage in a growing area while you can. {Information believed accurate but not guaranteed. Property sold “as is.” Acreage, maps & fence lines are approximate. Buyers should verify details. Subject to errors, changes, prior sale, or withdrawal.}

6. 2026-03-02
   status Active 826-char remark

   Show marketing remark (826 chars)

   This brand new 3-bedroom, 2-bathroom, 902-square-foot single-wide mobile home sits on a full acre in the desirable Hawley ISD. The property is already equipped with a septic system and water, and the home comes with a new refrigerator, oven, and air conditioning. Located close to the new data center, this location offers both convenience and strong future potential. The home is completely move-in ready, providing modern, efficient living in a peaceful rural setting with plenty of room to spread out. Opportunities like this are rare—secure a new home on acreage in a growing area while you can. {Information believed accurate but not guaranteed. Property sold “as is.” Acreage, maps & fence lines are approximate. Buyers should verify details. Subject to errors, changes, prior sale, or withdrawal.}

7. 2026-01-22
   status Pending 826-char remark

   Show marketing remark (826 chars)

   This brand new 3-bedroom, 2-bathroom, 902-square-foot single-wide mobile home sits on a full acre in the desirable Hawley ISD. The property is already equipped with a septic system and water, and the home comes with a new refrigerator, oven, and air conditioning. Located close to the new data center, this location offers both convenience and strong future potential. The home is completely move-in ready, providing modern, efficient living in a peaceful rural setting with plenty of room to spread out. Opportunities like this are rare—secure a new home on acreage in a growing area while you can. {Information believed accurate but not guaranteed. Property sold “as is.” Acreage, maps & fence lines are approximate. Buyers should verify details. Subject to errors, changes, prior sale, or withdrawal.}

8. 2026-01-15
   historical Active Contingent 826-char remark

   Show marketing remark (826 chars)

   This brand new 3-bedroom, 2-bathroom, 902-square-foot single-wide mobile home sits on a full acre in the desirable Hawley ISD. The property is already equipped with a septic system and water, and the home comes with a new refrigerator, oven, and air conditioning. Located close to the new data center, this location offers both convenience and strong future potential. The home is completely move-in ready, providing modern, efficient living in a peaceful rural setting with plenty of room to spread out. Opportunities like this are rare—secure a new home on acreage in a growing area while you can. {Information believed accurate but not guaranteed. Property sold “as is.” Acreage, maps & fence lines are approximate. Buyers should verify details. Subject to errors, changes, prior sale, or withdrawal.}

9. 2026-01-06
   price $125,000 826-char remark

   Show marketing remark (826 chars)

   This brand new 3-bedroom, 2-bathroom, 902-square-foot single-wide mobile home sits on a full acre in the desirable Hawley ISD. The property is already equipped with a septic system and water, and the home comes with a new refrigerator, oven, and air conditioning. Located close to the new data center, this location offers both convenience and strong future potential. The home is completely move-in ready, providing modern, efficient living in a peaceful rural setting with plenty of room to spread out. Opportunities like this are rare—secure a new home on acreage in a growing area while you can. {Information believed accurate but not guaranteed. Property sold “as is.” Acreage, maps & fence lines are approximate. Buyers should verify details. Subject to errors, changes, prior sale, or withdrawal.}

10. 2025-12-04
    listed $135,000 Active 826-char remark

    Show marketing remark (826 chars)

    This brand new 3-bedroom, 2-bathroom, 902-square-foot single-wide mobile home sits on a full acre in the desirable Hawley ISD. The property is already equipped with a septic system and water, and the home comes with a new refrigerator, oven, and air conditioning. Located close to the new data center, this location offers both convenience and strong future potential. The home is completely move-in ready, providing modern, efficient living in a peaceful rural setting with plenty of room to spread out. Opportunities like this are rare—secure a new home on acreage in a growing area while you can. {Information believed accurate but not guaranteed. Property sold “as is.” Acreage, maps & fence lines are approximate. Buyers should verify details. Subject to errors, changes, prior sale, or withdrawal.}

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,955
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$3,345
• Taxable loss: −$1,205
• Est. tax savings @ 24.0%: +$289
• After-tax cash flow: $987/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab

This move-in ready mobile home is in good condition with minimal repairs needed. It offers a good balance of modern amenities and a peaceful rural setting, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting the interior walls and ceiling — Fresh paint can enhance the home's appearance and value.
• Both Landscaping improvements — Aesthetic improvements can increase curb appeal and property value.
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and increase the home's resale value.
• Rental Adding a small deck or patio — Outdoor living space can increase rental appeal and attract more tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls and ceiling — Fresh paint can enhance the home's appearance and value. ↑
• Both Landscaping improvements — Aesthetic improvements can increase curb appeal and property value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and increase the home's resale value. ↑
• Rental Adding a small deck or patio — Outdoor living space can increase rental appeal and attract more tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hawley ISD
• NCES district ID: 4822800
• Math proficiency: 27% ▼ -10.00%
• Reading proficiency: 31% ▼ -9.00%
• Median HH income: $46,851
• Composite: 25.06/100
• National rank: #7542
• State rank: #642 of 826 in TX

Livability — Hawley

• Score: 68/100
• State rank: #459
• US rank: #9278

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,926

Population outlook (Jones County) Hauer SSP2

• Today (2025): 19,845 people
• By 2030: 20,213 · +1.9%
• By 2040: 21,446 · +8.1%
• By 2050: 22,499 · +13.4%
• By 2075: 23,272 · +17.3%
• By 2100: 20,420 · +2.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 13% Hispanic / Latino 13%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 4% Serbian 4% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Jones

• 2024 margin: Solid R (+73.2) · D 13.1% · R 86.2%
• 2008→2024 swing: -27.1pp toward R · 2008: -46.1pp · 2024: -73.2pp
• All cycles: 2024: R+73.2 2020: R+69.1 2016: R+65.4 2012: R+54.5 2008: R+46.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.95%
• Current HPI: 207.7392
• 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

-14.8% since first listed

10 events — show timeline

• 2026-05-13 Contingent — NTREIS
• 2026-05-04 Price Changed $115,000 NTREIS
• 2026-04-15 Relisted — NTREIS
• 2026-03-23 Pending — NTREIS
• 2026-03-06 Contingent — NTREIS
• 2026-03-02 Relisted — NTREIS
• 2026-01-22 Pending — NTREIS
• 2026-01-15 Contingent — NTREIS
• 2026-01-06 Price Changed $125,000 NTREIS
• 2025-12-04 Listed $135,000 NTREIS