2608 S County Rd 1050 · Stanton, TX 79782

$319,000

3 bd · 2.0 ba · 2,304 sqft · Manufactured · 36 Days on market

Built 2012 1.16 ac lot

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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 +13.9/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3 bed, 2 bath home on 1.16 acres in Greenwood with beautifully landscaped front and back lawns! Spacious living area features a wood-burning fireplace and so much room for activities! Kitchen offers a large island, dry bar, and separate formal dining room! Guest bedrooms feature large walk-in closets, and the spacious primary suite also includes a walk-in closet plus a bonus side room perfect for an office or reading nook! Primary bath has dual sinks, vanity, and separate tub! Storage building included! Water well report available!

Key facts

• Formal dining room
• Dry bar
• Walk-in closets

Tags

• WOOD-BURNING FIREPLACE
• LARGE ISLAND
• DRY BAR
• FORMAL DINING ROOM
• WALK-IN CLOSETS
• BONUS SIDE ROOM

Property features AI

Exterior

• Parking: Carport with 2 spaces
• Security: Smoke detector(s)
• Utilities: Private well water; Septic tank
• Home design: Manufactured single-family home; Single-story
• Construction: Composition and metal roof
• Exterior features: Patio; Deck; Wood fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Electric range
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Dishwasher; Microwave; Electric range; Electric water heater; Wood-burning fireplace in the living room; Smoke detector(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $319k.

Deal economics

• At list price, monthly cash flow is $34 ($410/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 $271k (15.0% below list).
• Recommended offer: $271k (15.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#140 in TX, #4,008 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Greenwood ISD (rural): math 45% / reading 44% proficiency, ranked #220 of 826 in TX (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Greenwood El (795 students, 45% FRL); Greenwood H S (math 51% / reading 53%, grade D+, #447 of 1,632 statewide, top 29%, 808 students, 33% FRL).
• Market conditions: 39 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,504 units permitted in Midland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($2k loan paydown + $20k appreciation (6.3% local appreciation)).
• Midland County population projected at +83% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $89k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($309k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $271,222 (15.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 15% 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 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?
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: 0.85% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 2.12×
• Total profit: $99,894
• Equity at exit: $206,528

10-year hold

• IRR: 16.2%
• Equity multiple: 4.25×
• Total profit: $290,694
• Equity at exit: $379,811

Cash invested: $89,320 (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 79782

• Home prices YoY: 3.3%
• Active inventory: 39
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,712 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$303 /mo · $3,632/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $34

Break-even live

Break-even rent $2,669

Max offer price $319,000

Occupancy floor 94%

Sensitivity live

Price	-10% $215	-5% $124	+0% $34	+5% $-56	+10% $-146
Rent	-10% $-180	-5% $-73	+0% $34	+5% $141	+10% $248
Rate	-1.0pp $195	-0.5pp $115	base $34	+0.5pp $-48	+1.0pp $-133

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8601 E County Road 110 Midland, TX	4.0	3.0	1782	$3,485	$1.96	44d	1	0.47mi
8503 E County Road 110 Midland, TX	3.0	2.0	1616	$2,250	$1.39	21d	1	0.47mi
8503 E County Road 110 Midland, TX	3.0	2.0	1616	$2,250	$1.39	14d	1	0.47mi
8601 E County Road 110 Midland, TX	4.0	3.0	1782	$2,904	$1.63	14d	1	0.47mi
8435 E County Road 110 Midland, TX	3.0	2.0	1616	$2,250	$1.39	21d	1	0.47mi
8435 E County Road 110 Midland, TX	3.0	2.0	1616	$2,250	$1.39	14d	1	0.47mi
8517 E County Road 110 Midland, TX	4.0	3.0	1782	$3,485	$1.96	14d	1	0.47mi
8513 E County Road 110 Midland, TX	3.0	2.0	1616	$2,250	$1.39	21d	1	0.93mi
8425 E County Road 110 Midland, TX	3.0	2.0	1616	$2,250	$1.39	21d	1	0.93mi
8425 E County Road 110 Midland, TX	3.0	2.0	1616	$3,070	$1.90	44d	1	0.93mi
8513 E County Road 110 Midland, TX	3.0	2.0	1616	$3,070	$1.90	44d	1	0.93mi
14806 Farm to Market 307 Midland, TX	3.0	2.0	2233	$2,800	$1.25	44d	1	1.46mi

Listing history 19 events

1. 2026-06-19
   days on market $319,000 Active 36 DOM
2. 2026-06-18
   days on market $319,000 Active 35 DOM
3. 2026-06-17
   days on market $319,000 Active 34 DOM
4. 2026-06-16
   days on market $319,000 Active 33 DOM
5. 2026-06-15
   days on market $319,000 Active 32 DOM
6. 2026-06-14
   days on market $319,000 Active 30 DOM
7. 2026-06-13
   days on market $319,000 Active 29 DOM
8. 2026-06-10
   days on market $319,000 Active 27 DOM
9. 2026-06-09
   days on market $319,000 Active 26 DOM
10. 2026-06-08
    days on market $319,000 Active 25 DOM
11. 2026-06-07
    days on market $319,000 Active 24 DOM
12. 2026-06-02
    days on market $319,000 Active 19 DOM
13. 2026-06-01
    days on market $319,000 Active 18 DOM
14. 2026-05-31
    days on market $319,000 Active 17 DOM
15. 2026-05-30
    days on market $319,000 Active 16 DOM
16. 2026-05-14
    listed $319,000 Active 537-char remark
17. 2023-06-15
    soldstatus
18. 2022-07-21
    price $292,500
19. 2014-08-04
    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: $3,632 · $303/mo
• Projected year-2 tax: $5,838 · $486/mo
• Expected delta: +$2,206/yr (+$184/mo · 60.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 22 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $32,547
• − Mortgage interest: −$17,869
• − Property taxes: −$3,632
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,604
• − Management: −$2,604
• − Depreciation: −$9,280
• Taxable loss: −$5,037
• Est. tax savings @ 24.0%: +$1,209
• After-tax cash flow: $1,619/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: Greenwood ISD
• NCES district ID: 4821750
• Math proficiency: 45% ▲ 4.00%
• Reading proficiency: 44% ▲ 1.00%
• Median HH income: $74,012
• Composite: 40.54/100
• National rank: #3701
• State rank: #220 of 826 in TX

Livability — Stanton

• Score: 75/100
• State rank: #140
• US rank: #4008

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,831

Population outlook (Midland County) Hauer SSP2

• Today (2025): 220,895 people
• By 2030: 253,667 · +14.8%
• By 2040: 325,498 · +47.4%
• By 2050: 404,168 · +83.0%
• By 2075: 609,802 · +176.1%
• By 2100: 760,172 · +244.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (53%)
• Race & ethnicity: Hispanic / Latino 53% White 43% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Slovak 1% Italian 1% Scotch-Irish 1%
• Foreign-born: 10% · Canada
• Languages at home: 65% English-only · Spanish 33% German/W. Germanic 2%

Political lean MEDSL · Midland

• 2024 margin: Solid R (+60.5) · D 19.3% · R 79.8%
• 2008→2024 swing: -3.3pp toward R · 2008: -57.3pp · 2024: -60.5pp
• All cycles: 2024: R+60.5 2020: R+56.6 2016: R+55.2 2012: R+61.5 2008: R+57.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.30%
• Current HPI: 195.1131
• 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

+9.1% since first listed

4 events — show timeline

• 2026-05-14 Listed $319,000 PBBOR
• 2023-06-15 Sold (Public Records) — Public Records
• 2022-07-21 Price Changed $292,500 PBBOR
• 2014-08-04 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $3,632 · -1.7% YoY. Source: county tax records.