108 Hugo St · Dilley, TX 78017

$118,000

2 bd · 2.0 ba · 1,025 sqft · Manufactured · 99 Days on market

Built 2010 0.32 ac lot

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Why this score? — see what drove the D+ 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 +16.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• DSCR +5.2/10.0
• 1% rule +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Property for sale in Dilley Tx Two Lots with mobile each and small Rv

Key facts

• 0.32 acre lot
• Built 2010
• Listed 99 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $118k.

Deal economics

• At list price, monthly cash flow is $72 ($859/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 $99k (15.7% below list).
• Recommended offer: $99k (15.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#997 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Dilley ISD (town): math 13% / reading 23% proficiency, ranked #787 of 826 in TX (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 19 active listings in the ZIP; 12 units permitted in Frio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($816 loan paydown + $3k appreciation (2.9% local appreciation)).
• Frio County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 6 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: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,485 (15.7% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 16% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.60%
• DSCR: 1.12
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.55×
• Total profit: $18,269
• Equity at exit: $52,572

10-year hold

• IRR: 12.1%
• Equity multiple: 2.79×
• Total profit: $59,170
• Equity at exit: $80,644

Cash invested: $33,040 (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 78017

• Home prices YoY: 4.4%
• Active inventory: 19
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$619
• Tax from tax record: −$46 /mo · $557/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $72

Break-even live

Break-even rent $904

Max offer price $118,000

Occupancy floor 88%

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $118,000 Active 99 DOM
2. 2026-06-17
   days on market $118,000 Active 98 DOM
3. 2026-06-16
   days on market $118,000 Active 97 DOM
4. 2026-06-15
   days on market $118,000 Active 96 DOM
5. 2026-06-13
   days on market $118,000 Active 94 DOM
6. 2026-06-12
   days on market $118,000 Active 93 DOM
7. 2026-06-09
   days on market $118,000 Active 90 DOM
8. 2026-06-08
   days on market $118,000 Active 89 DOM
9. 2026-06-08
   days on market $118,000 Active 88 DOM
10. 2026-06-07
    days on market $118,000 Active 87 DOM
11. 2026-06-03
    days on market $118,000 Active 84 DOM
12. 2026-06-02
    days on market $118,000 Active 83 DOM
13. 2026-06-01
    days on market $118,000 Active 82 DOM
14. 2026-05-31
    days on market $118,000 Active 81 DOM
15. 2026-03-11
    listed $118,000 Active 69-char remark

    Show marketing remark (69 chars)

    Property for sale in Dilley Tx Two Lots with mobile each and small Rv

16. 2025-07-01
    listed $128,000 Active
17. 2025-02-28
    historical
18. 2025-01-10
    price $139,000
19. 2024-08-22
    listed $140,000 New
20. 2022-06-23
    soldstatus Sold
21. 2022-06-22
    soldstatus
22. 2022-06-06
    status Pending
23. 2022-03-11
    listed $100,000 New
24. 2019-12-26
    historical
25. 2019-09-04
    price $49,900
26. 2019-07-15
    listed $60,900 New
27. 2018-12-28
    historical
28. 2018-06-28
    listed $118,000
29. 2016-04-15
    soldstatus
30. 2011-12-27
    soldstatus
31. 2010-03-19
    soldstatus
32. 1997-12-01
    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: $557 · $46/mo
• Projected year-2 tax: $2,159 · $180/mo
• Expected delta: +$1,603/yr (+$134/mo · 287.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 21 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: $11,938
• − Mortgage interest: −$6,610
• − Property taxes: −$557
• − Insurance: −$590
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$3,433
• Taxable loss: −$1,161
• Est. tax savings @ 24.0%: +$279
• After-tax cash flow: $1,137/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: Dilley ISD
• NCES district ID: 4817100
• Math proficiency: 13% ▼ -20.00%
• Reading proficiency: 23% ▼ -10.00%
• Median HH income: $43,032
• Composite: 15.55/100
• National rank: #9296
• State rank: #787 of 826 in TX

Livability — Dilley

• Score: 61/100
• State rank: #997
• US rank: #17714

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dilley, TX
• Population (ZIP): 6,160

Population outlook (Frio County) Hauer SSP2

• Today (2025): 22,420 people
• By 2030: 24,445 · +9.0%
• By 2040: 28,783 · +28.4%
• By 2050: 33,604 · +49.9%
• By 2075: 46,166 · +105.9%
• By 2100: 52,553 · +134.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (74%)
• Race & ethnicity: Hispanic / Latino 74% Two or more races 24% White 18% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 46% Cuban 2%
• Common ancestry: Romanian 1% English 1% Lithuanian 0%
• Foreign-born: 26% · Canada
• Languages at home: 47% English-only · Spanish 52% Vietnamese 1%

Political lean MEDSL · Frio

• 2024 margin: Strong R (+24.6) · D 37.5% · R 62.0%
• 2008→2024 swing: -43.3pp toward R · 2008: 18.7pp · 2024: -24.6pp
• All cycles: 2024: R+24.6 2020: R+7.6 2016: D+6.3 2012: D+20.6 2008: D+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.93%
• Current HPI: 69.0791
• 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

+0.0% since first listed

18 events — show timeline

• 2026-03-11 Listed $118,000 LAOR
• 2025-07-01 Listed $128,000 LAOR
• 2025-02-28 Listing Removed — LERA
• 2025-01-10 Price Changed $139,000 LERA
• 2024-08-22 Listed $140,000 LERA
• 2022-06-23 Sold (MLS) — LERA
• 2022-06-22 Sold (Public Records) — Public Records
• 2022-06-06 Pending — LERA
• 2022-03-11 Listed $100,000 LERA
• 2019-12-26 Listing Removed — LERA
• 2019-09-04 Price Changed $49,900 LERA
• 2019-07-15 Listed $60,900 LERA
• 2018-12-28 Listing Removed — LERA
• 2018-06-28 Listed $118,000 LERA
• 2016-04-15 Sold (Public Records) — Public Records
• 2011-12-27 Sold (Public Records) — Public Records
• 2010-03-19 Sold (Public Records) — Public Records
• 1997-12-01 Sold (Public Records) — Public Records

Property tax history

+12.7%/yr

Latest (2025): $557 · +10.9% YoY. Source: county tax records.