606 W Lampasas St · Lometa, TX 76853

$145,000

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 116 Days on market

Built 2022 Good condition 0.50 ac lot $136/sqft · 15% below area Est $171k · 15% 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 +18.7/30.0
• ARV discount +14.4/15.0
• Appreciation +8.0/10.0
• DSCR +5.9/10.0
• 1% rule +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Looking for a quaint property in a rural community? Look no further, this charming property is ready for its new owner to come in and make her a home again. .. .plenty of room outside for entertaining friends and family and plenty of room to enjoy the comfort of your own home! Grab this needle in the haystack before its gone!

Key facts

• 0.5 acre lot
• 4 parking spots
• Built 2022

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $143 ($2k/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 $131k (9.5% below list).
• Recommended offer: $131k (9.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#755 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Lometa ISD (rural): math 40% / reading 25% proficiency, ranked #969 of 1,141 in TX (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 62 active listings in the ZIP; 18 units permitted in Lampasas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (6.0% local appreciation)).
• Lampasas County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($132k) 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: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,158 (9.5% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 10% 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. 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: 0.90% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 9.2

CMA / ARV

• ARV (median comp): $171,196
• List price: $145,000
• Delta: -15.30%
• 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
709 Lampasas St	0.09mi	2/2.0 (-1)	952 (-10%)	10mo	$175,000	$184	65

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

Projected returns pro-forma

5.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 2.25×
• Total profit: $50,817
• Equity at exit: $91,023

10-year hold

• IRR: 18.3%
• Equity multiple: 4.50×
• Total profit: $142,267
• Equity at exit: $164,953

Cash invested: $40,600 (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 76853

• Home prices YoY: 4.8%
• Active inventory: 62
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,312 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$72 /mo · $865/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $143

Break-even live

Break-even rent $1,130

Max offer price $145,000

Occupancy floor 84%

Sensitivity live

Price	-10% $225	-5% $184	+0% $143	+5% $102	+10% $61
Rent	-10% $40	-5% $91	+0% $143	+5% $195	+10% $247
Rate	-1.0pp $216	-0.5pp $180	base $143	+0.5pp $106	+1.0pp $67

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $145,000 Active 116 DOM
2. 2026-06-21
   days on market $145,000 Active 115 DOM
3. 2026-06-18
   days on market $145,000 Active 113 DOM
4. 2026-06-17
   days on market $145,000 Active 112 DOM
5. 2026-06-16
   days on market $145,000 Active 111 DOM
6. 2026-06-15
   days on market $145,000 Active 110 DOM
7. 2026-06-15
   days on market $145,000 Active 109 DOM
8. 2026-06-13
   days on market $145,000 Active 108 DOM
9. 2026-06-12
   days on market $145,000 Active 107 DOM
10. 2026-06-10
    days on market $145,000 Active 104 DOM
11. 2026-06-08
    days on market $145,000 Active 103 DOM
12. 2026-06-08
    days on market $145,000 Active 102 DOM
13. 2026-06-07
    days on market $145,000 Active 101 DOM
14. 2026-06-03
    days on market $145,000 Active 98 DOM
15. 2026-06-02
    days on market $145,000 Active 97 DOM
16. 2026-06-01
    days on market $145,000 Active 96 DOM
17. 2026-05-31
    days on market $145,000 Active 95 DOM
18. 2026-02-25
    listed $145,000 Active 327-char remark

    Show marketing remark (327 chars)

    Looking for a quaint property in a rural community? Look no further, this charming property is ready for its new owner to come in and make her a home again. .. .plenty of room outside for entertaining friends and family and plenty of room to enjoy the comfort of your own home! Grab this needle in the haystack before its gone!

19. 2026-02-20
    listed $145,000 Active 328-char remark

    Show marketing remark (328 chars)

    Looking for a quaint property in a rural community? Look no further, this charming property is ready for its new owner to come in and make her a home again. .. .plenty of room outside for entertaining friends and family and plenty of room to enjoy the comfort of your own home! Grab this needle in the haystack before its gone!

ⓘ 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: $865 · $72/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$1,788/yr (+$149/mo · 206.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $15,739
• − Mortgage interest: −$8,122
• − Property taxes: −$865
• − Insurance: −$725
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$4,218
• Taxable loss: −$710
• Est. tax savings @ 24.0%: +$170
• After-tax cash flow: $1,889/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 mobile home is in good condition with minor repairs needed. It's move-in ready with potential for value increase through exterior painting and landscaping.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathtub and sink — Need cleaning

Value-add opportunities

• Resale Paint exterior siding — Fresh paint enhances curb appeal
• Both Landscaping — Improves curb appeal and adds value
• Resale Clean kitchen cabinets and sink — Fresh appearance attracts buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathtub and sink · Need cleaning	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint enhances curb appeal ↑
• Both Landscaping — Improves curb appeal and adds value ↑
• Resale Clean kitchen cabinets and sink — Fresh appearance attracts buyers ↑

ⓘ 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: Lometa ISD
• NCES district ID: 4827960
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $37,735
• Composite: 29.87/100
• National rank: #11690
• State rank: #969 of 1141 in TX

Livability — Lometa

• Score: 64/100
• State rank: #755
• US rank: #13895

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: Lometa, TX
• Population (ZIP): 1,653

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 13% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 2% Slovak 2% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 6% Other Asian/Pacific 2% German/W. Germanic 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: ▲ 5.99%
• Current HPI: 129.7111
• 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

2 events — show timeline

• 2026-02-25 Listed $145,000 Unlock MLS
• 2026-02-20 Listed $145,000 CTXMLS

Property tax history

-1.0%/yr

Latest (2025): $865 · -1.0% YoY. Source: county tax records.