3081 County Rd 129 · Colorado City, TX 79512

$155,000

4 bd · 2.5 ba · 1,904 sqft · Manufactured public records · 170 Days on market

Built 2018 Fair condition 1.47 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 +19.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• DSCR +6.0/10.0
• 1% rule +4.7/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Charming doublewide mobile home nestled on 1.466 peaceful acres, offering the kind of space and quiet that country living is known for. Surrounded by open land and fresh air, this home features a comfortable, easy-living layout with plenty of natural light. The roomy property is perfect for gardening, animals, outdoor gatherings, or simply enjoying wide-open skies and evening sunsets. Whether you're looking for a homestead feel or a quiet retreat away from the hustle, this property delivers relaxed rural living with room to roam.

Key facts

• Country living
• Natural light
• Gardening

Tags

• 1.466 ACRES
• COUNTRY LIVING
• NATURAL LIGHT
• GARDENING
• OUTDOOR GATHERINGS
• WIDE-OPEN SKIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath manufactured listed at $155k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $163 ($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 $150k (3.5% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#355 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools C-, health & safety C-, amenities F.
• Colorado ISD (town): math 37% / reading 34% proficiency, ranked #508 of 826 in TX (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 86 active listings in the ZIP.

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.4% local appreciation)).
• Mitchell County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, 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 170 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.97% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.94×
• Total profit: $40,595
• Equity at exit: $81,979

10-year hold

• IRR: 16.0%
• Equity multiple: 3.69×
• Total profit: $116,553
• Equity at exit: $136,863

Cash invested: $43,400 (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 79512

• Home prices YoY: 4.6%
• Active inventory: 86
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,496 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$141 /mo · $1,697/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $163

Break-even live

Break-even rent $1,290

Max offer price $155,000

Occupancy floor 84%

Sensitivity live

Price	-10% $251	-5% $207	+0% $163	+5% $119	+10% $75
Rent	-10% $45	-5% $104	+0% $163	+5% $222	+10% $281
Rate	-1.0pp $241	-0.5pp $202	base $163	+0.5pp $123	+1.0pp $82

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $155,000 Active 170 DOM
2. 2026-06-21
   days on market $155,000 Active 169 DOM
3. 2026-06-18
   days on market $155,000 Active 167 DOM
4. 2026-06-17
   days on market $155,000 Active 166 DOM
5. 2026-06-16
   days on market $155,000 Active 165 DOM
6. 2026-06-15
   days on market $155,000 Active 164 DOM
7. 2026-06-13
   days on market $155,000 Active 162 DOM
8. 2026-06-12
   days on market $155,000 Active 161 DOM
9. 2026-06-09
   days on market $155,000 Active 158 DOM
10. 2026-06-08
    days on market $155,000 Active 157 DOM
11. 2026-06-08
    days on market $155,000 Active 156 DOM
12. 2026-06-05
    days on market $155,000 Active 154 DOM
13. 2026-06-03
    days on market $155,000 Active 152 DOM
14. 2026-06-02
    days on market $155,000 Active 151 DOM
15. 2026-06-01
    days on market $155,000 Active 150 DOM
16. 2026-05-31
    days on market $155,000 Active 149 DOM
17. 2026-01-02
    listed $155,000 Active 535-char remark

    Show marketing remark (535 chars)

    Charming doublewide mobile home nestled on 1.466 peaceful acres, offering the kind of space and quiet that country living is known for. Surrounded by open land and fresh air, this home features a comfortable, easy-living layout with plenty of natural light. The roomy property is perfect for gardening, animals, outdoor gatherings, or simply enjoying wide-open skies and evening sunsets. Whether you're looking for a homestead feel or a quiet retreat away from the hustle, this property delivers relaxed rural living with room to roam.

ⓘ 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: $1,697 · $141/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$1,139/yr (+$95/mo · 67.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $17,953
• − Mortgage interest: −$8,682
• − Property taxes: −$1,697
• − Insurance: −$775
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$4,509
• Taxable loss: −$583
• Est. tax savings @ 24.0%: +$140
• After-tax cash flow: $2,097/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

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and increase its resale and rental value.

Repairs flagged

• Major exterior siding — Severe weathering
• Major exterior landscaping — Overgrown vegetation
• Major interior flooring — Worn carpet

Value-add opportunities

• Both exterior landscaping — Enhances curb appeal and property value
• Both interior paint — Improves home's appearance and value
• Both new flooring — Enhances home's appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering	Major	$15,000–50,000
exterior landscaping · Overgrown vegetation	Major	$15,000–50,000
interior flooring · Worn carpet	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both exterior landscaping — Enhances curb appeal and property value ↑
• Both interior paint — Improves home's appearance and value ↑
• Both new flooring — Enhances home's appearance and value ↑

ⓘ 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: Colorado ISD
• NCES district ID: 4814640
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $46,054
• Composite: 30.41/100
• National rank: #6249
• State rank: #508 of 826 in TX

Livability — Colorado City

• Score: 70/100
• State rank: #355
• US rank: #7722

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,672

Population outlook (Mitchell County) Hauer SSP2

• Today (2025): 8,476 people
• By 2030: 8,723 · +2.9%
• By 2040: 9,046 · +6.7%
• By 2050: 9,200 · +8.5%
• By 2075: 8,936 · +5.4%
• By 2100: 7,978 · -5.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 37% Two or more races 20% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 80% English-only · Spanish 18% Tagalog/Filipino 1%

Political lean MEDSL · Mitchell

• 2024 margin: Solid R (+71.3) · D 14.0% · R 85.3%
• 2008→2024 swing: -20.8pp toward R · 2008: -50.5pp · 2024: -71.3pp
• All cycles: 2024: R+71.3 2020: R+68.8 2016: R+65.2 2012: R+52.7 2008: R+50.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.37%
• Current HPI: 99.8822
• 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

1 event — show timeline

• 2026-01-02 Listed $155,000 PBBOR

Property tax history

+0.3%/yr

Latest (2025): $1,697 · +9.8% YoY. Source: county tax records.