110 W Mesquite Dr · Silverton, TX 79257

$35,000

3 bd · 1.0 ba · 720 sqft · SingleFamily · 15 Days on market

Built 1978 Fair condition

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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
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Life is better at the Lake! Come home to Lake Mackenzie with this small but great mobile home with a view! Lots of upgrades have been made but there are still a few projects left. This is priced to sell with the furnishings including stove, fridge, table, couch, bedding and lots of extras plus the materials to finish out the projects. But let's talk about the views! 10 out of 10! I have interior photos and videos upon request. Slow down and live LIFE with a view.

Key facts

• Upgrades
• Mobile home
• Extras

Tags

• LAKE MACKENZIE
• MOBILE HOME
• VIEW
• UPGRADES
• FURNISHINGS
• EXTRAS

Property features AI

Exterior

• Utilities: Public water; Sewer connected; Septic tank; Electricity connected
• Home design: Single-family residence; One story / single level
• Exterior features: Covered front and rear porch

Interior

• Kitchen: Range; Built-in refrigerator; Electric water heater
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling; Ceiling fan(s) for additional cooling
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($959 rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#551 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime F, amenities F.
• Silverton ISD (rural): math 50% / reading 50% proficiency, ranked #391 of 1,141 in TX (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($242 loan paydown + $1k appreciation (3.0% local appreciation)).
• Briscoe County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe flood risk; severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,475 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 2.74% ✓
• Cap rate: 23.98%
• Cash-on-cash: 63.16%
• DSCR: 3.81
• GRM: 3.0

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: 68.0%
• Equity multiple: 4.78×
• Total profit: $37,082
• Equity at exit: $15,738

10-year hold

• IRR: 67.5%
• Equity multiple: 9.77×
• Total profit: $85,993
• Equity at exit: $24,253

Cash invested: $9,800 (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 79257

• Active inventory: 6
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $959 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $516

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 41%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $35,000 Active 15 DOM
2. 2026-06-17
   days on market $35,000 Active 14 DOM
3. 2026-06-16
   days on market $35,000 Active 13 DOM
4. 2026-06-15
   days on market $35,000 Active 12 DOM
5. 2026-06-15
   days on market $35,000 Active 11 DOM
6. 2026-06-13
   days on market $35,000 Active 10 DOM
7. 2026-06-12
   days on market $35,000 Active 9 DOM
8. 2026-06-09
   days on market $35,000 Active 6 DOM
9. 2026-06-08
   days on market $35,000 Active 5 DOM
10. 2026-06-08
    days on market $35,000 Active 4 DOM
11. 2026-06-05
    days on market $35,000 Active 2 DOM
12. 2026-06-04
    remarks 467-char remark
13. 2026-06-04
    listed $35,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,509
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$921
• − Management: −$921
• − Depreciation: −$1,018
• Taxable income: $5,989
• Est. tax owed @ 24.0%: −$1,437
• After-tax cash flow: $4,752/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 · 7 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance, including a new roof and exterior paint, to improve its condition and value.

Repairs flagged

• Major roof — Signs of wear and potential leaks
• Major exterior siding — Weathered and in poor condition
• Major landscaping — Overgrown and in poor condition

Value-add opportunities

• Both paint exterior walls — Fresh paint can improve curb appeal and value
• Both repair roof — A new roof can significantly increase the home's value
• Both landscaping — A well-maintained yard can enhance curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and potential leaks	Major	$15,000–50,000
exterior siding · Weathered and in poor condition	Major	$15,000–50,000
landscaping · Overgrown and in poor condition	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior walls — Fresh paint can improve curb appeal and value ↑
• Both repair roof — A new roof can significantly increase the home's value ↑
• Both landscaping — A well-maintained yard can enhance curb appeal and value ↑

ⓘ 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: Silverton ISD
• NCES district ID: 4840290
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $40,394
• Composite: 43.89/100
• National rank: #6305
• State rank: #391 of 1141 in TX

Livability — Silverton

• Score: 67/100
• State rank: #551
• US rank: #10644

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 727

Population outlook (Briscoe County) Hauer SSP2

• Today (2025): 1,366 people
• By 2030: 1,300 · -4.8%
• By 2040: 1,176 · -13.9%
• By 2050: 1,054 · -22.8%
• By 2075: 865 · -36.7%
• By 2100: 691 · -49.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 34% Two or more races 5% Black 4%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Lithuanian 2% Slovak 2%
• Foreign-born: 12% · Canada
• Languages at home: 70% English-only · Spanish 30%

Political lean MEDSL · Briscoe

• 2024 margin: Solid R (+79.8) · D 9.7% · R 89.5%
• 2008→2024 swing: -30.2pp toward R · 2008: -49.6pp · 2024: -79.8pp
• All cycles: 2024: R+79.8 2020: R+77.4 2016: R+72.8 2012: R+65.6 2008: R+49.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-06-03 Listed $35,000 PARMLS