401 Ala Blanca Dr · Lytle, TX 78052

$240,000

4 bd · 2.0 ba · 1,612 sqft · Manufactured · 68 Days on market

Built 2019 0.51 ac lot $149/sqft · 39% below area Est $392k · 39% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• Appreciation +8.1/10.0
• DSCR +4.0/10.0
• Livability +3.5/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Situated on a spacious half-acre lot in the Las Palomas community, this well-maintained manufactured home offers the perfect blend of comfort and room to grow. Step inside to an open-concept layout filled with natural light, complemented by wood-look flooring that adds warmth throughout the home. The kitchen is designed for both function and style, a breakfast bar, and peaceful views of the backyard. The primary room provides a relaxing retreat with a large walk-in closet and a private bathroom complete with a walk-in shower and garden tub.Outside, enjoy the extra space this property offers, along with private side-entry parking right on your lot. A great opportunity to enjoy quiet living with the freedom to make it your own.

Key facts

• Wood-look flooring
• Half-acre lot
• Large walk-in closet

Tags

• HALF-ACRE LOT
• OPEN-CONCEPT LAYOUT
• WOOD-LOOK FLOORING
• BREAKFAST BAR
• LARGE WALK-IN CLOSET
• PRIVATE BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $4 ($50/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 $185k (23.1% below list).
• Recommended offer: $185k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.8% in Lytle — 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 69/100 on livability (#404 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Lytle ISD (rural): math 24% / reading 27% proficiency, ranked #690 of 826 in TX (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 107 active listings in the ZIP; 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($2k loan paydown + $15k appreciation (6.2% local appreciation)).
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 8→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,515 (23.1% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 10.8

CMA / ARV

• ARV (median comp): $392,193
• List price: $240,000
• Delta: -38.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
694 Las Palomas	0.43mi	3/2.0 (-1)	1,568 (-3%)	5mo	$245,000	$156	66

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

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 2.09×
• Total profit: $73,030
• Equity at exit: $154,670

10-year hold

• IRR: 15.9%
• Equity multiple: 4.18×
• Total profit: $213,514
• Equity at exit: $283,822

Cash invested: $67,200 (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 78052

• Home prices YoY: 2.9%
• Active inventory: 107
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,845 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$95 /mo · $1,139/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $4

Break-even live

Break-even rent $1,840

Max offer price $240,000

Occupancy floor 95%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $240,000 Active 68 DOM
2. 2026-06-17
   days on market $240,000 Active 67 DOM
3. 2026-06-16
   days on market $240,000 Active 66 DOM
4. 2026-06-15
   days on market $240,000 Active 65 DOM
5. 2026-06-15
   days on market $240,000 Active 64 DOM
6. 2026-06-13
   days on market $240,000 Active 63 DOM
7. 2026-06-12
   days on market $240,000 Active 62 DOM
8. 2026-06-10
   days on market $240,000 Active 59 DOM
9. 2026-06-08
   days on market $240,000 Active 58 DOM
10. 2026-06-08
    days on market $240,000 Active 57 DOM
11. 2026-06-05
    days on market $240,000 Active 55 DOM
12. 2026-06-03
    days on market $240,000 Active 53 DOM
13. 2026-06-02
    days on market $240,000 Active 52 DOM
14. 2026-06-01
    days on market $240,000 Active 51 DOM
15. 2026-05-31
    days on market $240,000 Active 50 DOM
16. 2026-04-11
    listed $240,000 New 736-char remark

    Show marketing remark (736 chars)

    Situated on a spacious half-acre lot in the Las Palomas community, this well-maintained manufactured home offers the perfect blend of comfort and room to grow. Step inside to an open-concept layout filled with natural light, complemented by wood-look flooring that adds warmth throughout the home. The kitchen is designed for both function and style, a breakfast bar, and peaceful views of the backyard. The primary room provides a relaxing retreat with a large walk-in closet and a private bathroom complete with a walk-in shower and garden tub.Outside, enjoy the extra space this property offers, along with private side-entry parking right on your lot. A great opportunity to enjoy quiet living with the freedom to make it your own.

17. 2022-08-09
    soldstatus
18. 2022-08-04
    soldstatus Sold 534-char remark

    Show marketing remark (534 chars)

    Charming home sits on a half an acre lot in the Las Paloma's community. Quiet community with plenty of space to create your own oasis. Open floor plan with wood-like laminate floors and abundant natural light throughout. Well equipped kitchen offers granite countertops, breakfast bar, and backyard views. Spacious living room opens to dining area. Master bedroom offers a vast walk-in closet and your own private bath with a walk in shower, and garden tub. Outdoors, enjoy a side entry private parking space to park on your property.

19. 2022-07-27
    status Pending 534-char remark

    Show marketing remark (534 chars)

    Charming home sits on a half an acre lot in the Las Paloma's community. Quiet community with plenty of space to create your own oasis. Open floor plan with wood-like laminate floors and abundant natural light throughout. Well equipped kitchen offers granite countertops, breakfast bar, and backyard views. Spacious living room opens to dining area. Master bedroom offers a vast walk-in closet and your own private bath with a walk in shower, and garden tub. Outdoors, enjoy a side entry private parking space to park on your property.

20. 2022-07-21
    historical Active Option 534-char remark

    Show marketing remark (534 chars)

    Charming home sits on a half an acre lot in the Las Paloma's community. Quiet community with plenty of space to create your own oasis. Open floor plan with wood-like laminate floors and abundant natural light throughout. Well equipped kitchen offers granite countertops, breakfast bar, and backyard views. Spacious living room opens to dining area. Master bedroom offers a vast walk-in closet and your own private bath with a walk in shower, and garden tub. Outdoors, enjoy a side entry private parking space to park on your property.

21. 2022-07-15
    price $179,900 534-char remark

    Show marketing remark (534 chars)

    Charming home sits on a half an acre lot in the Las Paloma's community. Quiet community with plenty of space to create your own oasis. Open floor plan with wood-like laminate floors and abundant natural light throughout. Well equipped kitchen offers granite countertops, breakfast bar, and backyard views. Spacious living room opens to dining area. Master bedroom offers a vast walk-in closet and your own private bath with a walk in shower, and garden tub. Outdoors, enjoy a side entry private parking space to park on your property.

22. 2022-06-28
    price $209,000 534-char remark

    Show marketing remark (534 chars)

    Charming home sits on a half an acre lot in the Las Paloma's community. Quiet community with plenty of space to create your own oasis. Open floor plan with wood-like laminate floors and abundant natural light throughout. Well equipped kitchen offers granite countertops, breakfast bar, and backyard views. Spacious living room opens to dining area. Master bedroom offers a vast walk-in closet and your own private bath with a walk in shower, and garden tub. Outdoors, enjoy a side entry private parking space to park on your property.

23. 2022-06-14
    listed $225,000 New 534-char remark

    Show marketing remark (534 chars)

    Charming home sits on a half an acre lot in the Las Paloma's community. Quiet community with plenty of space to create your own oasis. Open floor plan with wood-like laminate floors and abundant natural light throughout. Well equipped kitchen offers granite countertops, breakfast bar, and backyard views. Spacious living room opens to dining area. Master bedroom offers a vast walk-in closet and your own private bath with a walk in shower, and garden tub. Outdoors, enjoy a side entry private parking space to park on your property.

24. 2019-07-19
    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: $1,139 · $95/mo
• Projected year-2 tax: $4,392 · $366/mo
• Expected delta: +$3,253/yr (+$271/mo · 285.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 8 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $22,142
• − Mortgage interest: −$13,444
• − Property taxes: −$1,139
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − Depreciation: −$6,982
• Taxable loss: −$4,165
• Est. tax savings @ 24.0%: +$1,000
• After-tax cash flow: $1,050/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: Lytle ISD
• NCES district ID: 4828650
• Math proficiency: 24% ▼ -7.00%
• Reading proficiency: 27% ▼ -3.00%
• Median HH income: $54,478
• Composite: 22.9/100
• National rank: #8004
• State rank: #690 of 826 in TX

Livability — Lytle

• Score: 69/100
• State rank: #404
• US rank: #8374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,221

Population outlook (Atascosa County) Hauer SSP2

• Today (2025): 57,233 people
• By 2030: 61,729 · +7.9%
• By 2040: 71,122 · +24.3%
• By 2050: 80,906 · +41.4%
• By 2075: 106,134 · +85.4%
• By 2100: 122,415 · +113.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (66%)
• Race & ethnicity: Hispanic / Latino 66% White 32% Two or more races 22% Native American 2%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Lithuanian 3% Greek 2% Iranian 1%
• Foreign-born: 11% · Canada
• Languages at home: 54% English-only · Spanish 44% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Atascosa

• 2024 margin: Solid R (+43.3) · D 27.9% · R 71.3%
• 2008→2024 swing: -32.8pp toward R · 2008: -10.5pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+34.0 2016: R+29.1 2012: R+18.3 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.25%
• Current HPI: 221.8201
• 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

+6.7% since first listed

9 events — show timeline

• 2026-04-11 Listed $240,000 LERA
• 2022-08-09 Sold (Public Records) — Public Records
• 2022-08-04 Sold (MLS) — LERA
• 2022-07-27 Pending — LERA
• 2022-07-21 Contingent — LERA
• 2022-07-15 Price Changed $179,900 LERA
• 2022-06-28 Price Changed $209,000 LERA
• 2022-06-14 Listed $225,000 LERA
• 2019-07-19 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,139 · +5.6% YoY. Source: county tax records.