6275 County Road 325 · Blanket, TX 76432

$223,000

5 bd · 3.0 ba · 2,128 sqft · Manufactured public records · 250 Days on market

Built 1998 3.00 ac lot ↓ 3% since listing

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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 +16.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• DSCR +5.1/10.0
• 1% rule +3.7/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This unique property has plenty of room for individuals looking to raise their family out of town or someone who is looking for the perfect blend of rural tranquility and modern convenience. Tucked away on 3 acres, this home is a haven of peace and quiet, surrounded by mature trees and the calming sounds of nature. The possibilities are endless, offering country living, yet still convenient to city amenities. This property has 5 bedrooms and 3 bathrooms including an office or bonus room. The Mother-in-Law floor plan adds to the appeal of the home with privacy to the Master Suite. The property also has covered RV and boat storage with a shop that all have electricity. This is a Must-See property for anyone looking for small acreage and a beautiful, move-in ready home. Measurements must be verified by buyer.

Key facts

• 3 acres
• 3 acre lot
• Parking

Tags

• 3 ACRES
• MOTHER-IN-LAW FLOOR PLAN
• COVERED RV AND BOAT STORAGE
• SHOP WITH ELECTRICITY

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $223k.

Deal economics

• At list price, monthly cash flow is $130 ($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 $195k (12.7% below list).
• Recommended offer: $195k (12.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#1,023 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D+, employment D, schools F.
• Blanket ISD (rural): math 20% / reading 35% proficiency, ranked #1,046 of 1,141 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 33 active listings in the ZIP; 142 units permitted in Brown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $5k appreciation (2.1% local appreciation)).
• At projected returns (2.1% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 250 days — a 12% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $194,698 (12.7% below list)

Questions for the listing agent

1. It's been on market 250 days. Have you received any prior offers? Is the seller open to a 13% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.40×
• Total profit: $24,768
• Equity at exit: $89,321

10-year hold

• IRR: 10.5%
• Equity multiple: 2.44×
• Total profit: $89,855
• Equity at exit: $129,679

Cash invested: $62,440 (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 76432

• Home prices YoY: 2.0%
• Active inventory: 33
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,947 medium
• Mortgage (P&I): −$1,169
• Tax from tax record: −$146 /mo · $1,755/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $130

Break-even live

Break-even rent $1,783

Max offer price $223,000

Occupancy floor 88%

Sensitivity live

Price	-10% $256	-5% $193	+0% $130	+5% $66	+10% $3
Rent	-10% $-24	-5% $53	+0% $130	+5% $206	+10% $283
Rate	-1.0pp $242	-0.5pp $186	base $130	+0.5pp $72	+1.0pp $13

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: $55,750
• Closing costs: $6,690
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $223,000 Active 250 DOM
2. 2026-06-18
   days on market $223,000 Active 248 DOM
3. 2026-06-17
   days on market $223,000 Active 247 DOM
4. 2026-06-16
   days on market $223,000 Active 246 DOM
5. 2026-06-15
   days on market $223,000 Active 245 DOM
6. 2026-06-13
   days on market $223,000 Active 243 DOM
7. 2026-06-12
   days on market $223,000 Active 242 DOM
8. 2026-06-09
   days on market $223,000 Active 239 DOM
9. 2026-06-08
   days on market $223,000 Active 238 DOM
10. 2026-06-08
    days on market $223,000 Active 237 DOM
11. 2026-06-05
    days on market $223,000 Active 235 DOM
12. 2026-06-03
    days on market $223,000 Active 233 DOM
13. 2026-06-02
    days on market $223,000 Active 232 DOM
14. 2026-06-01
    days on market $223,000 Active 231 DOM
15. 2026-05-31
    days on market $223,000 Active 230 DOM
16. 2026-02-09
    price $223,000 821-char remark

    Show marketing remark (821 chars)

    This unique property has plenty of room for individuals looking to raise their family out of town or someone who is looking for the perfect blend of rural tranquility and modern convenience. Tucked away on 3 acres, this home is a haven of peace and quiet, surrounded by mature trees and the calming sounds of nature. The possibilities are endless, offering country living, yet still convenient to city amenities. This property has 5 bedrooms and 3 bathrooms including an office or bonus room. The Mother-in-Law floor plan adds to the appeal of the home with privacy to the Master Suite. The property also has covered RV and boat storage with a shop that all have electricity. This is a Must-See property for anyone looking for small acreage and a beautiful, move-in ready home. Measurements must be verified by buyer.

17. 2025-10-07
    listed $229,000 Active 821-char remark

    Show marketing remark (821 chars)

    This unique property has plenty of room for individuals looking to raise their family out of town or someone who is looking for the perfect blend of rural tranquility and modern convenience. Tucked away on 3 acres, this home is a haven of peace and quiet, surrounded by mature trees and the calming sounds of nature. The possibilities are endless, offering country living, yet still convenient to city amenities. This property has 5 bedrooms and 3 bathrooms including an office or bonus room. The Mother-in-Law floor plan adds to the appeal of the home with privacy to the Master Suite. The property also has covered RV and boat storage with a shop that all have electricity. This is a Must-See property for anyone looking for small acreage and a beautiful, move-in ready home. Measurements must be verified by buyer.

18. 2008-08-28
    soldstatus
19. 1998-09-22
    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: $1,755 · $146/mo
• Projected year-2 tax: $4,081 · $340/mo
• Expected delta: +$2,326/yr (+$194/mo · 132.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°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: $23,364
• − Mortgage interest: −$12,491
• − Property taxes: −$1,755
• − Insurance: −$1,115
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − Depreciation: −$6,487
• Taxable loss: −$2,223
• Est. tax savings @ 24.0%: +$534
• After-tax cash flow: $2,088/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: Blanket ISD
• NCES district ID: 4810380
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $43,678
• Composite: 26.43/100
• National rank: #12649
• State rank: #1046 of 1141 in TX

Livability — Blanket

• Score: 61/100
• State rank: #1023
• US rank: #18174

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,376

Population outlook (Brown County) Hauer SSP2

• Today (2025): 38,381 people
• By 2030: 38,288 · -0.2%
• By 2040: 38,120 · -0.7%
• By 2050: 38,227 · -0.4%
• By 2075: 39,362 · +2.6%
• By 2100: 39,171 · +2.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 17% Two or more races 14%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 24% Slovak 2% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Brown

• 2024 margin: Solid R (+73.9) · D 12.7% · R 86.6%
• 2008→2024 swing: -12.5pp toward R · 2008: -61.5pp · 2024: -73.9pp
• All cycles: 2024: R+73.9 2020: R+72.6 2016: R+74.5 2012: R+71.7 2008: R+61.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.11%
• Current HPI: 107.4171
• 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

-2.6% since first listed

4 events — show timeline

• 2026-02-09 Price Changed $223,000 NTREIS
• 2025-10-07 Listed $229,000 NTREIS
• 2008-08-28 Sold (Public Records) — Public Records
• 1998-09-22 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,755 · +2.1% YoY. Source: county tax records.