3697 Fm 2808 Rd · Kempner, TX 76539

$169,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily public records · 52 Days on market

Built 2001 0.31 ac lot $139/sqft · 28% below area Est $235k · 28% 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).

• Cash flow +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.7/10.0
• Schools +3.8/10.0
• 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

Welcome to 3697 FM 2808, a well-maintained 3-bedroom, 2-bath manufactured home offering a perfect blend of comfort, functionality, and Texas-style practicality. With 1,216 square feet of living space, this home sits on a spacious lot designed for both everyday living and outdoor enjoyment. Inside, you’ll find a bright, open layout that seamlessly connects the living, dining, and kitchen areas—ideal for entertaining or relaxing at home. The split-bedroom floor plan provides privacy, with a roomy primary suite on one end and secondary bedrooms on the other. A new metal roof installed in June 2025 ensures years of worry-free protection, while the property’s outdoor features truly set it apart. You’ll appreciate the oversized two-car carport, perfect for vehicles or a workshop setup, and the tall RV carport, ready for your travel trailer, boat, or additional storage. The Graceland storage building offers even more space for tools, hobbies, or seasonal décor. A fenced yard and mature trees create a comfortable outdoor space, and a ramp entry provides added accessibility. Located along FM 2808, this property offers quick access to Copperas Cove, Lampasas, and Fort Hood, making it ideal for anyone seeking convenience with a touch of country charm. Highlights: 3 Bedrooms | 2 Baths | 1,216 Sq Ft; New metal roof (June 2025); Oversized 2-car carport + RV carport; Graceland storage building included, mature shade trees, City water and septic system Easy access to FM 2808, Copperas Cove & Lampasas Affordable, practical, and move-in ready—this home is the perfect opportunity to enjoy small-town living with big possibilities.

Key facts

• New metal roof
• Fenced yard
• Tall rv carport

Tags

• OPEN CONCEPT LAYOUT
• SPLIT BEDROOM FLOOR PLAN
• NEW METAL ROOF
• OVERSIZED TWO CAR CARPORT
• TALL RV CARPORT
• FENCED YARD

Property features AI

Finance

• Other: Property is not attached; Will not subdivide
• Financial info: Loan payment type: Principal & Interest; Loan type: Treat As Clear; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking
• Utilities: Electricity available and connected; Individual water meter; Septic; Outside city limits
• Home design: Mobile home; One level; Residential property
• Construction: Built in 2001
• Exterior features: Less than 0.5 acre lot; Accessible approach with ramp; Gravel/rock access

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Vented exhaust fan; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: 3 bedrooms; Primary bedroom on level 1
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Built-in features; Dry bar; Eat-in kitchen; Kitchen island; Open floorplan; Pantry; One living area; One dining area; Two total rooms (room count)
• Laundry & utility: Utility room; Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 2.1% in Kempner — 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 70/100 on livability (#381 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Lampasas ISD (rural): math 42% / reading 46% proficiency, ranked #278 of 826 in TX (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Taylor Creek El (math 30% / reading 32%, grade F, #2,429 of 4,322 statewide, top 57%, 527 students, 54% FRL).
• Zoned-school proficiency averages 31% at this address vs 44% district-wide (-13 pts) — the specific schools serving this property underperform the Lampasas ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 147 active listings in the ZIP; 18 units permitted in Lampasas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Lampasas County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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: major wind risk, 61% chance of damaging wind over 30y; major 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 $163,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.50%
• DSCR: 1.38
• GRM: 7.8

CMA / ARV

• ARV (median comp): $234,783
• List price: $169,000
• Delta: -28.02%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
651 County Road 4820	0.60mi	2/2.0 (-1)	1,280 (+5%)	7mo	$289,000	$226	52

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

Projected returns pro-forma

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

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-6,044
• Equity at exit: $25,198

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $22,165
• Equity at exit: $14,612

Cash invested: $47,320 (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 76539

• Home prices YoY: -13.7%
• Active inventory: 147
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,808 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$137 /mo · $1,639/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $335

Break-even live

Break-even rent $1,384

Max offer price $169,000

Occupancy floor 76%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $169,000 Active 52 DOM
2. 2026-06-17
   days on market $169,000 Active 51 DOM
3. 2026-06-16
   days on market $169,000 Active 50 DOM
4. 2026-06-15
   days on market $169,000 Active 49 DOM
5. 2026-06-14
   days on market $169,000 Active 47 DOM
6. 2026-06-13
   days on market $169,000 Active 46 DOM
7. 2026-06-10
   days on market $169,000 Active 44 DOM
8. 2026-06-09
   days on market $169,000 Active 43 DOM
9. 2026-06-08
   days on market $169,000 Active 42 DOM
10. 2026-06-07
    days on market $169,000 Active 41 DOM
11. 2026-06-03
    days on market $169,000 Active 37 DOM
12. 2026-06-02
    days on market $169,000 Active 36 DOM
13. 2026-06-01
    days on market $169,000 Active 35 DOM
14. 2026-05-31
    days on market $169,000 Active 34 DOM
15. 2026-05-30
    days on market $169,000 Active 33 DOM
16. 2026-04-27
    listed $169,000 Active 1155-char remark
17. 2026-04-14
    soldstatus
18. 2026-04-10
    soldstatus $140,000 Closed 1690-char remark

    Show marketing remark (1690 chars)

    Welcome to 3697 FM 2808, a well-maintained 3-bedroom, 2-bath manufactured home offering a perfect blend of comfort, functionality, and Texas-style practicality. With 1,216 square feet of living space, this home sits on a spacious lot designed for both everyday living and outdoor enjoyment. Inside, you’ll find a bright, open layout that seamlessly connects the living, dining, and kitchen areas—ideal for entertaining or relaxing at home. The split-bedroom floor plan provides privacy, with a roomy primary suite on one end and secondary bedrooms on the other. A new metal roof installed in June 2025 ensures years of worry-free protection, while the property’s outdoor features truly set it apart. You’ll appreciate the oversized two-car carport, perfect for vehicles or a workshop setup, and the tall RV carport, ready for your travel trailer, boat, or additional storage. The Graceland storage building offers even more space for tools, hobbies, or seasonal décor. A fenced yard and mature trees create a comfortable outdoor space, and a ramp entry provides added accessibility. Located along FM 2808, this property offers quick access to Copperas Cove, Lampasas, and Fort Hood, making it ideal for anyone seeking convenience with a touch of country charm. Highlights: 3 Bedrooms | 2 Baths | 1,216 Sq Ft; New metal roof (June 2025); Oversized 2-car carport + RV carport; Graceland storage building included, mature shade trees, City water and septic system Easy access to FM 2808, Copperas Cove & Lampasas Affordable, practical, and move-in ready—this home is the perfect opportunity to enjoy small-town living with big possibilities.

19. 2026-03-23
    status Pending 1690-char remark

    Show marketing remark (1690 chars)

    Welcome to 3697 FM 2808, a well-maintained 3-bedroom, 2-bath manufactured home offering a perfect blend of comfort, functionality, and Texas-style practicality. With 1,216 square feet of living space, this home sits on a spacious lot designed for both everyday living and outdoor enjoyment. Inside, you’ll find a bright, open layout that seamlessly connects the living, dining, and kitchen areas—ideal for entertaining or relaxing at home. The split-bedroom floor plan provides privacy, with a roomy primary suite on one end and secondary bedrooms on the other. A new metal roof installed in June 2025 ensures years of worry-free protection, while the property’s outdoor features truly set it apart. You’ll appreciate the oversized two-car carport, perfect for vehicles or a workshop setup, and the tall RV carport, ready for your travel trailer, boat, or additional storage. The Graceland storage building offers even more space for tools, hobbies, or seasonal décor. A fenced yard and mature trees create a comfortable outdoor space, and a ramp entry provides added accessibility. Located along FM 2808, this property offers quick access to Copperas Cove, Lampasas, and Fort Hood, making it ideal for anyone seeking convenience with a touch of country charm. Highlights: 3 Bedrooms | 2 Baths | 1,216 Sq Ft; New metal roof (June 2025); Oversized 2-car carport + RV carport; Graceland storage building included, mature shade trees, City water and septic system Easy access to FM 2808, Copperas Cove & Lampasas Affordable, practical, and move-in ready—this home is the perfect opportunity to enjoy small-town living with big possibilities.

20. 2026-03-07
    price $124,900 1690-char remark

    Show marketing remark (1690 chars)

    Welcome to 3697 FM 2808, a well-maintained 3-bedroom, 2-bath manufactured home offering a perfect blend of comfort, functionality, and Texas-style practicality. With 1,216 square feet of living space, this home sits on a spacious lot designed for both everyday living and outdoor enjoyment. Inside, you’ll find a bright, open layout that seamlessly connects the living, dining, and kitchen areas—ideal for entertaining or relaxing at home. The split-bedroom floor plan provides privacy, with a roomy primary suite on one end and secondary bedrooms on the other. A new metal roof installed in June 2025 ensures years of worry-free protection, while the property’s outdoor features truly set it apart. You’ll appreciate the oversized two-car carport, perfect for vehicles or a workshop setup, and the tall RV carport, ready for your travel trailer, boat, or additional storage. The Graceland storage building offers even more space for tools, hobbies, or seasonal décor. A fenced yard and mature trees create a comfortable outdoor space, and a ramp entry provides added accessibility. Located along FM 2808, this property offers quick access to Copperas Cove, Lampasas, and Fort Hood, making it ideal for anyone seeking convenience with a touch of country charm. Highlights: 3 Bedrooms | 2 Baths | 1,216 Sq Ft; New metal roof (June 2025); Oversized 2-car carport + RV carport; Graceland storage building included, mature shade trees, City water and septic system Easy access to FM 2808, Copperas Cove & Lampasas Affordable, practical, and move-in ready—this home is the perfect opportunity to enjoy small-town living with big possibilities.

21. 2025-12-19
    status Active 1690-char remark

    Show marketing remark (1690 chars)

    Welcome to 3697 FM 2808, a well-maintained 3-bedroom, 2-bath manufactured home offering a perfect blend of comfort, functionality, and Texas-style practicality. With 1,216 square feet of living space, this home sits on a spacious lot designed for both everyday living and outdoor enjoyment. Inside, you’ll find a bright, open layout that seamlessly connects the living, dining, and kitchen areas—ideal for entertaining or relaxing at home. The split-bedroom floor plan provides privacy, with a roomy primary suite on one end and secondary bedrooms on the other. A new metal roof installed in June 2025 ensures years of worry-free protection, while the property’s outdoor features truly set it apart. You’ll appreciate the oversized two-car carport, perfect for vehicles or a workshop setup, and the tall RV carport, ready for your travel trailer, boat, or additional storage. The Graceland storage building offers even more space for tools, hobbies, or seasonal décor. A fenced yard and mature trees create a comfortable outdoor space, and a ramp entry provides added accessibility. Located along FM 2808, this property offers quick access to Copperas Cove, Lampasas, and Fort Hood, making it ideal for anyone seeking convenience with a touch of country charm. Highlights: 3 Bedrooms | 2 Baths | 1,216 Sq Ft; New metal roof (June 2025); Oversized 2-car carport + RV carport; Graceland storage building included, mature shade trees, City water and septic system Easy access to FM 2808, Copperas Cove & Lampasas Affordable, practical, and move-in ready—this home is the perfect opportunity to enjoy small-town living with big possibilities.

22. 2025-12-12
    historical Active Under Contract 1690-char remark

    Show marketing remark (1690 chars)

    Welcome to 3697 FM 2808, a well-maintained 3-bedroom, 2-bath manufactured home offering a perfect blend of comfort, functionality, and Texas-style practicality. With 1,216 square feet of living space, this home sits on a spacious lot designed for both everyday living and outdoor enjoyment. Inside, you’ll find a bright, open layout that seamlessly connects the living, dining, and kitchen areas—ideal for entertaining or relaxing at home. The split-bedroom floor plan provides privacy, with a roomy primary suite on one end and secondary bedrooms on the other. A new metal roof installed in June 2025 ensures years of worry-free protection, while the property’s outdoor features truly set it apart. You’ll appreciate the oversized two-car carport, perfect for vehicles or a workshop setup, and the tall RV carport, ready for your travel trailer, boat, or additional storage. The Graceland storage building offers even more space for tools, hobbies, or seasonal décor. A fenced yard and mature trees create a comfortable outdoor space, and a ramp entry provides added accessibility. Located along FM 2808, this property offers quick access to Copperas Cove, Lampasas, and Fort Hood, making it ideal for anyone seeking convenience with a touch of country charm. Highlights: 3 Bedrooms | 2 Baths | 1,216 Sq Ft; New metal roof (June 2025); Oversized 2-car carport + RV carport; Graceland storage building included, mature shade trees, City water and septic system Easy access to FM 2808, Copperas Cove & Lampasas Affordable, practical, and move-in ready—this home is the perfect opportunity to enjoy small-town living with big possibilities.

23. 2025-11-06
    listed $139,900 Active 1690-char remark

    Show marketing remark (1690 chars)

    Welcome to 3697 FM 2808, a well-maintained 3-bedroom, 2-bath manufactured home offering a perfect blend of comfort, functionality, and Texas-style practicality. With 1,216 square feet of living space, this home sits on a spacious lot designed for both everyday living and outdoor enjoyment. Inside, you’ll find a bright, open layout that seamlessly connects the living, dining, and kitchen areas—ideal for entertaining or relaxing at home. The split-bedroom floor plan provides privacy, with a roomy primary suite on one end and secondary bedrooms on the other. A new metal roof installed in June 2025 ensures years of worry-free protection, while the property’s outdoor features truly set it apart. You’ll appreciate the oversized two-car carport, perfect for vehicles or a workshop setup, and the tall RV carport, ready for your travel trailer, boat, or additional storage. The Graceland storage building offers even more space for tools, hobbies, or seasonal décor. A fenced yard and mature trees create a comfortable outdoor space, and a ramp entry provides added accessibility. Located along FM 2808, this property offers quick access to Copperas Cove, Lampasas, and Fort Hood, making it ideal for anyone seeking convenience with a touch of country charm. Highlights: 3 Bedrooms | 2 Baths | 1,216 Sq Ft; New metal roof (June 2025); Oversized 2-car carport + RV carport; Graceland storage building included, mature shade trees, City water and septic system Easy access to FM 2808, Copperas Cove & Lampasas Affordable, practical, and move-in ready—this home is the perfect opportunity to enjoy small-town living with big possibilities.

24. 2018-08-03
    listed $69,000
25. 1992-04-30
    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: $1,639 · $137/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: +$1,454/yr (+$121/mo · 88.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $21,700
• − Mortgage interest: −$9,467
• − Property taxes: −$1,639
• − Insurance: −$845
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$4,916
• Taxable income: $1,361
• Est. tax owed @ 24.0%: −$327
• After-tax cash flow: $3,698/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: Lampasas ISD
• NCES district ID: 4826640
• Math proficiency: 42% ▼ -3.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $51,042
• Composite: 37.9/100
• National rank: #4314
• State rank: #278 of 826 in TX

Livability — Kempner

• Score: 70/100
• State rank: #381
• US rank: #8006

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kempner, TX
• Population (ZIP): 8,642

Population outlook (Lampasas County) Hauer SSP2

• Today (2025): 22,114 people
• By 2030: 22,779 · +3.0%
• By 2040: 23,812 · +7.7%
• By 2050: 24,403 · +10.4%
• By 2075: 25,713 · +16.3%
• By 2100: 25,053 · +13.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 16% Two or more races 12% Black 7% Asian 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 3%
• Common ancestry: Italian 3% Serbian 2% Slovak 2%
• Foreign-born: 8% · Canada, Guatemala, South Korea
• Languages at home: 89% English-only · Spanish 6% German/W. Germanic 3% Korean 1%

Political lean MEDSL · Lampasas

• 2024 margin: Solid R (+59.6) · D 19.8% · R 79.3%
• 2008→2024 swing: -10.5pp toward R · 2008: -49.1pp · 2024: -59.6pp
• All cycles: 2024: R+59.6 2020: R+57.1 2016: R+60.0 2012: R+57.8 2008: R+49.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.82%
• Current HPI: 207.1907
• 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

+144.9% since first listed

10 events — show timeline

• 2026-04-27 Listed $169,000 NTREIS
• 2026-04-14 Sold (Public Records) — Public Records
• 2026-04-10 Sold (MLS) — CTXMLS
• 2026-03-23 Pending — CTXMLS
• 2026-03-07 Price Changed $124,900 CTXMLS
• 2025-12-19 Relisted — CTXMLS
• 2025-12-12 Contingent — CTXMLS
• 2025-11-06 Listed $139,900 CTXMLS
• 2018-08-03 Listed $69,000 CTXMLS
• 1992-04-30 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2026): $1,639 · +10.0% YoY. Source: county tax records.