10348 Hwy 90 W Spc S-45 · Lake View, TX 78840

$63,000

2 bd · 1.0 ba · 644 sqft · Manufactured · 14 Days on market

Built 2014 Good 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
• Condition / age +3.8/5.0
• Rent growth +2.9/5.0
• Schools +2.4/10.0
• Livability +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy this well maintained 2014 mobile home located at the back of American Campground that's quiet and secluded with plenty of privacy. Great views of the Sleeping Lady Mountains. Has 3 storage buildings, and a covered two-bay carport. Would be great for fisherman or as an Airbnb rental. Current monthly lot rental is $363, that includes water, trash pick-up, septic and use of swimming pool and recreation room. Buyer pays their own electricity, tv cable and taxes on the mobile home. For more info please call Lin Breeden at [phone].

Key facts

• Quiet and secluded
• Great views
• Well maintained

Tags

• WELL MAINTAINED
• QUIET AND SECLUDED
• GREAT VIEWS
• COVERED TWO-BAY CARPORT
• THREE STORE ROOMS

Property features AI

Finance

• HOA & community: Clubhouse; Pool

Exterior

• Parking: 2-car garage
• Utilities: Septic tank
• Home design: Mobile home; Residential property
• Construction: Aluminum siding; Metal roof
• Exterior features: Deck; Patio; Located on a cul-de-sac; Residential single family zoning

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Has cooling
• Interior features: Electric water heater; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $63k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).

Location & tenants

• Location reads 41/100 on livability (#1,586 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, amenities F, commute F.
• San Felipe-Del Rio CISD (town): math 25% / reading 32% proficiency, ranked #667 of 826 in TX (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Buena Vista El (math 30% / reading 38%, grade F, #2,149 of 4,322 statewide, top 50%, 792 students, 57% FRL).
• Market conditions: Rents rising (+1.6%/yr); 549 active listings in the ZIP; 85 units permitted in Val Verde County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $436 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Val Verde County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $63,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.68% ✓
• Cap rate: 13.91%
• Cash-on-cash: 27.22%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.55% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 1.78×
• Total profit: $13,768
• Equity at exit: $9,394

10-year hold

• IRR: 26.8%
• Equity multiple: 3.20×
• Total profit: $38,804
• Equity at exit: $5,447

Cash invested: $17,640 (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 78840

• Home prices YoY: -33.6%
• Rents YoY: 1.6%
• Active inventory: 549
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$330
• Tax est. 1.5%: −$79 /mo · $945/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $400

Break-even live

Break-even rent $551

Max offer price $63,000

Occupancy floor 57%

Sensitivity live

Price	-10% $444	-5% $422	+0% $400	+5% $378	+10% $357
Rent	-10% $317	-5% $358	+0% $400	+5% $442	+10% $484
Rate	-1.0pp $432	-0.5pp $416	base $400	+0.5pp $384	+1.0pp $367

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $63,000 Active 14 DOM
2. 2026-06-18
   days on market $63,000 Active 13 DOM
3. 2026-06-17
   days on market $63,000 Active 12 DOM
4. 2026-06-16
   days on market $63,000 Active 11 DOM
5. 2026-06-15
   days on market $63,000 Active 10 DOM
6. 2026-06-14
   days on market $63,000 Active 8 DOM
7. 2026-06-13
   remarks 544-char remark
8. 2026-06-13
   listed $63,000 Active 7 DOM

ⓘ 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: $12,691
• − Mortgage interest: −$3,529
• − Property taxes: −$945
• − Insurance: −$315
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$1,833
• Taxable income: $4,038
• Est. tax owed @ 24.0%: −$969
• After-tax cash flow: $3,832/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

Good 75/100 Cosmetic rehab

This 2014 manufactured home is in good condition with minimal repairs needed. It offers a good investment opportunity with potential for rental or resale value enhancement through cosmetic updates.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and the home's overall appearance.
• Both Clean gutters — Clean gutters improve drainage and prevent water damage to the home's exterior.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and the home's overall appearance. ↑
• Both Clean gutters — Clean gutters improve drainage and prevent water damage to the home's exterior. ↑

ⓘ 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: San Felipe-Del Rio CISD
• NCES district ID: 4838900
• Math proficiency: 25% ▼ -18.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $40,582
• Composite: 24.04/100
• National rank: #7766
• State rank: #667 of 826 in TX

Livability — Lake View

• Score: 41/100
• State rank: #1586
• US rank: #27132

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Val Verde County · 47,256 people
• Metro: Del Rio, TX
• Population (ZIP): 47,256
• Household income: $66,084
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1111.0

Population outlook (Val Verde County) Hauer SSP2

• Today (2025): 48,073 people
• By 2030: 47,468 · -1.3%
• By 2040: 45,930 · -4.5%
• By 2050: 43,904 · -8.7%
• By 2075: 38,126 · -20.7%
• By 2100: 26,217 · -45.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 24% White 15% Black 1%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 19% · Canada
• Languages at home: 36% English-only · Spanish 63%

Political lean MEDSL · Val Verde

• 2024 margin: Strong R (+26.6) · D 36.2% · R 62.9%
• 2008→2024 swing: -36.2pp toward R · 2008: 9.6pp · 2024: -26.6pp
• All cycles: 2024: R+26.6 2020: R+9.9 2016: D+7.9 2012: D+5.4 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.95%
• Current HPI: 161.762
• Rent YoY: ▲ 1.55%
• Metro: Del Rio, TX
• 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

• 2026-06-05 Listed $63,000 DRBORMLS