331 Plaza Bonita Way · Clint, TX 79836

$129,998

3 bd · 2.0 ba · 980 sqft · Manufactured · 150 Days on market

Built 2020 Excellent condition 10,252 sqft lot ↓ 21% since listing

---

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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• 1% rule +6.6/10.0
• Condition / age +5.0/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Move-In Ready Mobile Home in Plaza Bonita Subdivision, Clint, TX! Step into affordable comfort with this charming 14x70 single-wide mobile home, offering 980 square feet of living space. Nestled on a spacious .24-acre lot, this property provides ample room to grow and enjoy outdoor activities. Property features: 3 Bedrooms and 2 Full baths, perfect for families or individuals seeking space and convenience. Open floor plan with natural light throughout, creating a warm and inviting atmosphere. A generous lot with endless possibilities for landscaping, parking, or outdoor entertaining. Located in the Plaza Bonita Subdivision in Clint, Texas, this home combines small-town tranquility with easy access to schools, dining, and nearby amenities. This is your chance to own an affordable home with land!

Key facts

• 0.24 acre lot
• Built 2020
• Listed 150 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#1,340 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime F, amenities F, commute F.
• Clint ISD (suburban): math 14% / reading 22% proficiency, ranked #792 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 147 active listings in the ZIP; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($898 loan paydown + $6k appreciation (4.3% local appreciation)).
• El Paso County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,398 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 9.98%
• Cash-on-cash: 13.16%
• DSCR: 1.59
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 2.38×
• Total profit: $50,268
• Equity at exit: $68,260

10-year hold

• IRR: 22.6%
• Equity multiple: 4.64×
• Total profit: $132,524
• Equity at exit: $113,561

Cash invested: $36,399 (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 79836

• Home prices YoY: 2.6%
• Active inventory: 147
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,510 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$58 /mo · $692/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $399

Break-even live

Break-even rent $1,005

Max offer price $129,998

Occupancy floor 69%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $129,998 Active 150 DOM
2. 2026-06-17
   days on market $129,998 Active 149 DOM
3. 2026-06-16
   days on market $129,998 Active 148 DOM
4. 2026-06-15
   days on market $129,998 Active 147 DOM
5. 2026-06-13
   days on market $129,998 Active 145 DOM
6. 2026-06-10
   days on market $129,998 Active 142 DOM
7. 2026-06-09
   days on market $129,998 Active 141 DOM
8. 2026-06-08
   days on market $129,998 Active 140 DOM
9. 2026-06-07
   days on market $129,998 Active 139 DOM
10. 2026-06-03
    days on market $129,998 Active 135 DOM
11. 2026-06-03
    days on market $129,998 Active 134 DOM
12. 2026-06-01
    days on market $129,998 Active 133 DOM
13. 2026-05-31
    days on market $129,998 Active 132 DOM
14. 2026-04-11
    price $129,998 831-char remark

    Show marketing remark (831 chars)

    Move-In Ready Mobile Home in Plaza Bonita Subdivision, Clint, TX! Step into affordable comfort with this charming 14x70 single-wide mobile home, offering 980 square feet of living space. Nestled on a spacious .24-acre lot, this property provides ample room to grow and enjoy outdoor activities. Property features: 3 Bedrooms and 2 Full baths, perfect for families or individuals seeking space and convenience. Open floor plan with natural light throughout, creating a warm and inviting atmosphere. A generous lot with endless possibilities for landscaping, parking, or outdoor entertaining. Located in the Plaza Bonita Subdivision in Clint, Texas, this home combines small-town tranquility with easy access to schools, dining, and nearby amenities. This is your chance to own an affordable home with land!

15. 2026-02-19
    price $129,999 831-char remark

    Show marketing remark (831 chars)

    Move-In Ready Mobile Home in Plaza Bonita Subdivision, Clint, TX! Step into affordable comfort with this charming 14x70 single-wide mobile home, offering 980 square feet of living space. Nestled on a spacious .24-acre lot, this property provides ample room to grow and enjoy outdoor activities. Property features: 3 Bedrooms and 2 Full baths, perfect for families or individuals seeking space and convenience. Open floor plan with natural light throughout, creating a warm and inviting atmosphere. A generous lot with endless possibilities for landscaping, parking, or outdoor entertaining. Located in the Plaza Bonita Subdivision in Clint, Texas, this home combines small-town tranquility with easy access to schools, dining, and nearby amenities. This is your chance to own an affordable home with land!

16. 2026-01-19
    listed $130,000 Active 831-char remark

    Show marketing remark (831 chars)

    Move-In Ready Mobile Home in Plaza Bonita Subdivision, Clint, TX! Step into affordable comfort with this charming 14x70 single-wide mobile home, offering 980 square feet of living space. Nestled on a spacious .24-acre lot, this property provides ample room to grow and enjoy outdoor activities. Property features: 3 Bedrooms and 2 Full baths, perfect for families or individuals seeking space and convenience. Open floor plan with natural light throughout, creating a warm and inviting atmosphere. A generous lot with endless possibilities for landscaping, parking, or outdoor entertaining. Located in the Plaza Bonita Subdivision in Clint, Texas, this home combines small-town tranquility with easy access to schools, dining, and nearby amenities. This is your chance to own an affordable home with land!

17. 2025-06-20
    historical
18. 2025-04-10
    price $159,999
19. 2025-02-28
    price $160,000
20. 2025-02-14
    price $164,999
21. 2025-01-20
    listed $165,000 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: $692 · $58/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$1,687/yr (+$141/mo · 243.7%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate 18% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,119
• − Mortgage interest: −$7,282
• − Property taxes: −$692
• − Insurance: −$650
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$3,782
• Taxable income: $2,814
• Est. tax owed @ 24.0%: −$675
• After-tax cash flow: $4,116/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 · 12 photos

Excellent 100/100 None rehab

This move-in ready mobile home in the Plaza Bonita Subdivision is in excellent condition with new appliances, fixtures, and exterior. It offers a spacious .24-acre lot with endless possibilities for landscaping and outdoor activities.

Value-add opportunities

• Both Landscaping and curb appeal — Enhances curb appeal and can attract more buyers or renters.
• Both Painting exterior and interior — Fresh paint can improve the home's appearance and value.
• Both Landscaping and curb appeal — Enhances curb appeal and can attract more buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal — Enhances curb appeal and can attract more buyers or renters. ↑
• Both Painting exterior and interior — Fresh paint can improve the home's appearance and value. ↑
• Both Landscaping and curb appeal — Enhances curb appeal and can attract more buyers or renters. ↑

ⓘ 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: Clint ISD
• NCES district ID: 4814430
• Math proficiency: 14% ▼ -32.00%
• Reading proficiency: 22% ▼ -15.00%
• Median HH income: $37,490
• Composite: 15.03/100
• National rank: #9356
• State rank: #792 of 826 in TX

Livability — Clint

• Score: 55/100
• State rank: #1340
• US rank: #23128

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,481

Population outlook (El Paso County) Hauer SSP2

• Today (2025): 897,899 people
• By 2030: 922,694 · +2.8%
• By 2040: 960,492 · +7.0%
• By 2050: 982,919 · +9.5%
• By 2075: 997,266 · +11.1%
• By 2100: 900,630 · +0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (90%)
• Race & ethnicity: Hispanic / Latino 90% Two or more races 40% White 6% Black 3%
• Hispanic origin (detail): Mexican 87%
• Foreign-born: 23% · Canada
• Languages at home: 20% English-only · Spanish 79%

Political lean MEDSL · El Paso

• 2024 margin: D (+15.1) · D 57.0% · R 41.8% · Other 1.2%
• 2008→2024 swing: -17.4pp toward R · 2008: 32.5pp · 2024: 15.1pp
• All cycles: 2024: D+15.1 2020: D+35.1 2016: D+43.2 2012: D+32.6 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.31%
• Current HPI: 166.8578
• 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

-21.2% since first listed

8 events — show timeline

• 2026-04-11 Price Changed $129,998 GEPARMLS
• 2026-02-19 Price Changed $129,999 GEPARMLS
• 2026-01-19 Listed $130,000 GEPARMLS
• 2025-06-20 Listing Removed — GEPARMLS
• 2025-04-10 Price Changed $159,999 GEPARMLS
• 2025-02-28 Price Changed $160,000 GEPARMLS
• 2025-02-14 Price Changed $164,999 GEPARMLS
• 2025-01-20 Listed $165,000 GEPARMLS

Property tax history

+13.6%/yr

Latest (2025): $692 · +24.4% YoY. Source: county tax records.