111 Village Ln · Llano, TX 78643

$159,999

3 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 251 Days on market

Built 2002 9,845 sqft lot

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-kept-3 bedroom, 2-bath manufactured home located in the Village of Llano. This charming property offers convenience and comfort with a great location close to schools and hosptial. Step inside to a spacious living room that opens to a bright kitchen with a breakfast bar-perfect for family gatherings or entertaining friends. The primary suite features a soaking tub and separate shower, creating a relaxing space to unwind. Recent updates include a roof replaced approximately two years ago and fresh interior paint, making this home move-in ready. Enjoy a fenced backyard, rock underpinning, and city utilities for easy maintenance and peace of mind. The property combines comfort, location and value-a wonderful place to call home in Llano!

Key facts

• Bright kitchen
• Soaking tub
• Separate shower

Tags

• SPACIOUS LIVING ROOM
• BRIGHT KITCHEN
• BREAKFAST BAR
• SOAKING TUB
• SEPARATE SHOWER
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#407 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D, amenities F, commute F.
• Llano ISD (town): math 40% / reading 43% proficiency, ranked #359 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 241 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 121 units permitted in Llano County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Llano County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 37% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 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 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?
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: 1.25% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.56%
• DSCR: 1.65
• GRM: 6.7

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: 5.0%
• Equity multiple: 1.19×
• Total profit: $8,683
• Equity at exit: $23,856

10-year hold

• IRR: 14.4%
• Equity multiple: 2.16×
• Total profit: $52,093
• Equity at exit: $13,834

Cash invested: $44,800 (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 78643

• Home prices YoY: -3.0%
• Active inventory: 241
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$131 /mo · $1,568/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $544

Break-even live

Break-even rent $1,312

Max offer price $159,999

Occupancy floor 68%

Sensitivity live

Price	-10% $634	-5% $589	+0% $544	+5% $498	+10% $453
Rent	-10% $386	-5% $465	+0% $544	+5% $623	+10% $702
Rate	-1.0pp $624	-0.5pp $584	base $544	+0.5pp $502	+1.0pp $460

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 E Wallace St Llano, TX	3.0	2.0	1520	$2,000	$1.32	45d	1	0.77mi
1001 W Haynie St Llano, TX	3.0	2.0	1422	$2,000	$1.41	44d	1	1.21mi

Listing history 19 events

1. 2026-06-18
   days on market $159,999 Active 251 DOM
2. 2026-06-17
   days on market $159,999 Active 250 DOM
3. 2026-06-16
   days on market $159,999 Active 249 DOM
4. 2026-06-15
   days on market $159,999 Active 248 DOM
5. 2026-06-14
   days on market $159,999 Active 246 DOM
6. 2026-06-13
   days on market $159,999 Active 245 DOM
7. 2026-06-10
   days on market $159,999 Active 243 DOM
8. 2026-06-09
   days on market $159,999 Active 242 DOM
9. 2026-06-08
   days on market $159,999 Active 241 DOM
10. 2026-06-07
    days on market $159,999 Active 240 DOM
11. 2026-06-05
    days on market $159,999 Active 237 DOM
12. 2026-06-03
    days on market $159,999 Active 236 DOM
13. 2026-06-02
    days on market $159,999 Active 235 DOM
14. 2026-06-01
    days on market $159,999 Active 234 DOM
15. 2026-05-31
    days on market $159,999 Active 233 DOM
16. 2026-05-31
    days on market $159,999 Active 232 DOM
17. 2026-01-03
    price $159,999 765-char remark

    Show marketing remark (765 chars)

    Welcome to this well-kept-3 bedroom, 2-bath manufactured home located in the Village of Llano. This charming property offers convenience and comfort with a great location close to schools and hosptial. Step inside to a spacious living room that opens to a bright kitchen with a breakfast bar-perfect for family gatherings or entertaining friends. The primary suite features a soaking tub and separate shower, creating a relaxing space to unwind. Recent updates include a roof replaced approximately two years ago and fresh interior paint, making this home move-in ready. Enjoy a fenced backyard, rock underpinning, and city utilities for easy maintenance and peace of mind. The property combines comfort, location and value-a wonderful place to call home in Llano!

18. 2025-10-08
    listed $149,999 Active 765-char remark

    Show marketing remark (765 chars)

    Welcome to this well-kept-3 bedroom, 2-bath manufactured home located in the Village of Llano. This charming property offers convenience and comfort with a great location close to schools and hosptial. Step inside to a spacious living room that opens to a bright kitchen with a breakfast bar-perfect for family gatherings or entertaining friends. The primary suite features a soaking tub and separate shower, creating a relaxing space to unwind. Recent updates include a roof replaced approximately two years ago and fresh interior paint, making this home move-in ready. Enjoy a fenced backyard, rock underpinning, and city utilities for easy maintenance and peace of mind. The property combines comfort, location and value-a wonderful place to call home in Llano!

19. 2005-06-07
    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: $1,568 · $131/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$1,360/yr (+$113/mo · 86.7%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 37% 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: $24,000
• − Mortgage interest: −$8,962
• − Property taxes: −$1,568
• − Insurance: −$800
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$4,655
• Taxable income: $4,175
• Est. tax owed @ 24.0%: −$1,002
• After-tax cash flow: $5,521/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: Llano ISD
• NCES district ID: 4827810
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 43% ▼ -5.00%
• Median HH income: $46,746
• Composite: 35.42/100
• National rank: #4940
• State rank: #359 of 826 in TX

Livability — Llano

• Score: 69/100
• State rank: #407
• US rank: #8433

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: Llano, TX
• Population (ZIP): 6,837

Population outlook (Llano County) Hauer SSP2

• Today (2025): 20,847 people
• By 2030: 21,350 · +2.4%
• By 2040: 22,281 · +6.9%
• By 2050: 23,173 · +11.2%
• By 2075: 25,526 · +22.4%
• By 2100: 25,866 · +24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 4% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3% Lithuanian 3% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Llano

• 2024 margin: Solid R (+60.9) · D 19.2% · R 80.0%
• 2008→2024 swing: -8.6pp toward R · 2008: -52.2pp · 2024: -60.9pp
• All cycles: 2024: R+60.9 2020: R+60.1 2016: R+62.2 2012: R+60.4 2008: R+52.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.16%
• Current HPI: 760.73
• 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

+6.7% since first listed

3 events — show timeline

• 2026-01-03 Price Changed $159,999 CHCMLS
• 2025-10-08 Listed $149,999 CHCMLS
• 2005-06-07 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,568 · +4.0% YoY. Source: county tax records.