569 Langtry St · Box Canyon, TX 78837

$89,000

3 bd · 1.0 ba · 1,456 sqft · Manufactured public records · 123 Days on market

Built 1986 ↓ 36% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 569 Langrty Street in Comstock Texas. Recently remodeled 3-bedroom, 2-bath mobile home with 1456 sq feet. As you come in, you will be greeted with a spacious home, featuring a great open floor-concept and a living and dining combo with a beautiful Chimney. You will enjoy the three walk in closets each bedroom offers. Home is situated on three private lots that include a 5 bay garage, perfect for your recreational toys like your boat, jet skies and or any other items. Owner Finance Available The property ID'S are 54679,34882,34881,34880

Key facts

• Recently remodeled
• 5 bay garage
• Three private lots

Tags

• RECENTLY REMODELED
• OPEN FLOOR-CONCEPT
• LIVING AND DINING COMBO
• THREE WALK IN CLOSETS
• THREE PRIVATE LOTS
• 5 BAY GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#1,446 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Market conditions: 27 active listings in the ZIP; 85 units permitted in Val Verde County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($615 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, 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 123 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask is 9789% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.34% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.24%
• DSCR: 1.90
• GRM: 6.2

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: 26.5%
• Equity multiple: 2.50×
• Total profit: $37,453
• Equity at exit: $40,018

10-year hold

• IRR: 27.2%
• Equity multiple: 4.84×
• Total profit: $95,771
• Equity at exit: $61,673

Cash invested: $24,920 (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 78837

• Active inventory: 27
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,192 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$18 /mo · $211/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $420

Break-even live

Break-even rent $660

Max offer price $89,000

Occupancy floor 60%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $89,000 Active 123 DOM
2. 2026-06-18
   days on market $89,000 Active 122 DOM
3. 2026-06-17
   days on market $89,000 Active 121 DOM
4. 2026-06-16
   days on market $89,000 Active 120 DOM
5. 2026-06-15
   days on market $89,000 Active 119 DOM
6. 2026-06-14
   days on market $89,000 Active 117 DOM
7. 2026-06-12
   days on market $89,000 Active 116 DOM
8. 2026-06-09
   days on market $89,000 Active 113 DOM
9. 2026-06-08
   days on market $89,000 Active 112 DOM
10. 2026-06-07
    days on market $89,000 Active 111 DOM
11. 2026-06-02
    days on market $89,000 Active 106 DOM
12. 2026-06-01
    days on market $89,000 Active 105 DOM
13. 2026-05-31
    days on market $89,000 Active 104 DOM
14. 2026-05-30
    days on market $89,000 Active 103 DOM
15. 2026-03-18
    price $89,000 553-char remark

    Show marketing remark (553 chars)

    Welcome to 569 Langrty Street in Comstock Texas. Recently remodeled 3-bedroom, 2-bath mobile home with 1456 sq feet. As you come in, you will be greeted with a spacious home, featuring a great open floor-concept and a living and dining combo with a beautiful Chimney. You will enjoy the three walk in closets each bedroom offers. Home is situated on three private lots that include a 5 bay garage, perfect for your recreational toys like your boat, jet skies and or any other items. Owner Finance Available The property ID'S are 54679,34882,34881,34880

16. 2026-02-17
    listed $900
17. 2026-02-16
    listed $98,500 Active 553-char remark

    Show marketing remark (553 chars)

    Welcome to 569 Langrty Street in Comstock Texas. Recently remodeled 3-bedroom, 2-bath mobile home with 1456 sq feet. As you come in, you will be greeted with a spacious home, featuring a great open floor-concept and a living and dining combo with a beautiful Chimney. You will enjoy the three walk in closets each bedroom offers. Home is situated on three private lots that include a 5 bay garage, perfect for your recreational toys like your boat, jet skies and or any other items. Owner Finance Available The property ID'S are 54679,34882,34881,34880

18. 2025-09-19
    price $99,500
19. 2025-05-31
    price $105,000
20. 2025-01-31
    listed $120,000 Active
21. 2024-10-05
    listed $140,000 Active

ⓘ 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: $211 · $18/mo
• Projected year-2 tax: $1,629 · $136/mo
• Expected delta: +$1,418/yr (+$118/mo · 671.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 5 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $14,305
• − Mortgage interest: −$4,985
• − Property taxes: −$211
• − Insurance: −$445
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$2,589
• Taxable income: $3,786
• Est. tax owed @ 24.0%: −$909
• After-tax cash flow: $4,136/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)

No district data.

Livability — Box Canyon

• Score: 52/100
• State rank: #1446
• US rank: #24752

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 137

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 White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 31% Two or more races 10%
• Hispanic origin (detail): Mexican 31%
• Languages at home: 77% English-only · Spanish 23%

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: —
• 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

-36.4% since first listed

7 events — show timeline

• 2026-03-18 Price Changed $89,000 DRBORMLS
• 2026-02-17 Listed for Rent $900 DRBORMLS
• 2026-02-16 Listed $98,500 DRBORMLS
• 2025-09-19 Price Changed $99,500 DRBORMLS
• 2025-05-31 Price Changed $105,000 DRBORMLS
• 2025-01-31 Listed $120,000 DRBORMLS
• 2024-10-05 Listed $140,000 DRBORMLS

Property tax history

+21.9%/yr

Latest (2025): $211 · +0.2% YoY. Source: county tax records.