704A Anson Drs · Kingsland, TX 78639

$115,000

3 bd · 2.0 ba · 840 sqft · Manufactured · 342 Days on market

Built 1995 Fair condition 5,000 sqft lot $137/sqft · at area comps Est $113k · at est. ↓ 22% since listing

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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 +21.5/30.0
• DSCR +6.9/10.0
• ARV discount +6.6/15.0
• 1% rule +5.6/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED This 3 bed 2 bath on . 11 acres needs a little tlc but would make a great starter house with a RV trailer for rent to help make your payments already rented this could be your dream come true home or great starter home. Bring all Offers.

Key facts

• 5,000 sq ft lot
• Built 1995
• Listed 342 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,161 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, 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: 435 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $795 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 342 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $33k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 342 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. 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?
6. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.44%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $112,749
• List price: $115,000
• Delta: 2.00%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-7,614
• Equity at exit: $17,147

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $7,613
• Equity at exit: $9,943

Cash invested: $32,200 (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 78639

• Active inventory: 435
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $173

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 81%

Sensitivity live

Price	-10% $252	-5% $212	+0% $173	+5% $133	+10% $93
Rent	-10% $76	-5% $124	+0% $173	+5% $221	+10% $269
Rate	-1.0pp $231	-0.5pp $202	base $173	+0.5pp $143	+1.0pp $113

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Aster St Unit 930B Dallas Kingsland, TX	2.0	2.0	900	$995	$1.11	14d	1	0.66mi
804 Redwood Dr Unit 806 Kingsland, TX	2.0	2.0	962	$1,050	$1.09	14d	1	0.95mi
2146 Cedar Valley Dr Kingsland, TX	2.0	1.0	1000	$925	$0.93	20d	1	1.06mi
1731 Greenwood Ln Ln heuristic Kingsland, TX	4.0	2.0	862	$1,200	$1.39	26d	1	1.44mi

Listing history 27 events

1. 2026-06-18
   days on market $115,000 Active 342 DOM
2. 2026-06-17
   days on market $115,000 Active 341 DOM
3. 2026-06-16
   days on market $115,000 Active 340 DOM
4. 2026-06-15
   days on market $115,000 Active 339 DOM
5. 2026-06-14
   days on market $115,000 Active 337 DOM
6. 2026-06-13
   days on market $115,000 Active 336 DOM
7. 2026-06-10
   days on market $115,000 Active 334 DOM
8. 2026-06-09
   days on market $115,000 Active 333 DOM
9. 2026-06-08
   days on market $115,000 Active 332 DOM
10. 2026-06-07
    days on market $115,000 Active 331 DOM
11. 2026-06-05
    days on market $115,000 Active 328 DOM
12. 2026-06-03
    days on market $115,000 Active 327 DOM
13. 2026-06-02
    days on market $115,000 Active 326 DOM
14. 2026-06-01
    days on market $115,000 Active 325 DOM
15. 2026-05-31
    days on market $115,000 Active 324 DOM
16. 2026-05-31
    days on market $115,000 Active 323 DOM
17. 2025-10-09
    price $115,000 251-char remark

    Show marketing remark (251 chars)

    PRICE REDUCED This 3 bed 2 bath on . 11 acres needs a little tlc but would make a great starter house with a RV trailer for rent to help make your payments already rented this could be your dream come true home or great starter home. Bring all Offers.

18. 2025-08-22
    price $135,000 251-char remark

    Show marketing remark (251 chars)

    PRICE REDUCED This 3 bed 2 bath on . 11 acres needs a little tlc but would make a great starter house with a RV trailer for rent to help make your payments already rented this could be your dream come true home or great starter home. Bring all Offers.

19. 2025-07-31
    status Active 251-char remark

    Show marketing remark (251 chars)

    PRICE REDUCED This 3 bed 2 bath on . 11 acres needs a little tlc but would make a great starter house with a RV trailer for rent to help make your payments already rented this could be your dream come true home or great starter home. Bring all Offers.

20. 2025-07-31
    historical 251-char remark

    Show marketing remark (251 chars)

    PRICE REDUCED This 3 bed 2 bath on . 11 acres needs a little tlc but would make a great starter house with a RV trailer for rent to help make your payments already rented this could be your dream come true home or great starter home. Bring all Offers.

21. 2025-07-28
    status Active 251-char remark

    Show marketing remark (251 chars)

    PRICE REDUCED This 3 bed 2 bath on . 11 acres needs a little tlc but would make a great starter house with a RV trailer for rent to help make your payments already rented this could be your dream come true home or great starter home. Bring all Offers.

22. 2025-07-28
    historical 251-char remark

    Show marketing remark (251 chars)

    PRICE REDUCED This 3 bed 2 bath on . 11 acres needs a little tlc but would make a great starter house with a RV trailer for rent to help make your payments already rented this could be your dream come true home or great starter home. Bring all Offers.

23. 2025-07-26
    status Active 251-char remark

    Show marketing remark (251 chars)

    PRICE REDUCED This 3 bed 2 bath on . 11 acres needs a little tlc but would make a great starter house with a RV trailer for rent to help make your payments already rented this could be your dream come true home or great starter home. Bring all Offers.

24. 2025-07-26
    historical 251-char remark

    Show marketing remark (251 chars)

    PRICE REDUCED This 3 bed 2 bath on . 11 acres needs a little tlc but would make a great starter house with a RV trailer for rent to help make your payments already rented this could be your dream come true home or great starter home. Bring all Offers.

25. 2025-07-18
    status Active 251-char remark

    Show marketing remark (251 chars)

    PRICE REDUCED This 3 bed 2 bath on . 11 acres needs a little tlc but would make a great starter house with a RV trailer for rent to help make your payments already rented this could be your dream come true home or great starter home. Bring all Offers.

26. 2025-07-17
    historical 251-char remark

    Show marketing remark (251 chars)

    PRICE REDUCED This 3 bed 2 bath on . 11 acres needs a little tlc but would make a great starter house with a RV trailer for rent to help make your payments already rented this could be your dream come true home or great starter home. Bring all Offers.

27. 2025-07-10
    listed $148,000 Active 251-char remark

    Show marketing remark (251 chars)

    PRICE REDUCED This 3 bed 2 bath on . 11 acres needs a little tlc but would make a great starter house with a RV trailer for rent to help make your payments already rented this could be your dream come true home or great starter home. Bring all Offers.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 61% 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: $14,696
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$3,345
• Taxable income: $257
• Est. tax owed @ 24.0%: −$62
• After-tax cash flow: $2,011/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 mobile home requires moderate repairs and maintenance, including foundation repair, roof and window replacement, and landscaping improvements. With these updates, it could become a move-in-ready starter home with potential for rental or resale.

Repairs flagged

• Major Foundation — Uneven and in need of repair
• Major Roof — Appears in need of maintenance
• Major Windows — Old and possibly in need of replacement
• Major Exterior — RV trailer parked in front, debris and trash visible
• Major Exterior — Fence in poor condition, debris and trash visible
• Major Exterior — Landscaping and curb appeal are lacking

Value-add opportunities

• Both Painting and updating exterior — Improves curb appeal and resale value
• Both Landscaping and curb appeal improvements — Enhances curb appeal and rental value
• Both Window replacement — Enhances curb appeal and resale value
• Both Foundation repair — Stabilizes structure and improves resale value
• Both Roof repair — Improves structural integrity and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Foundation · Uneven and in need of repair	Major	$15,000–50,000
Roof · Appears in need of maintenance	Major	$15,000–50,000
Windows · Old and possibly in need of replacement	Major	$15,000–50,000
Exterior · RV trailer parked in front, debris and trash visible	Major	$15,000–50,000
Exterior · Fence in poor condition, debris and trash visible	Major	$15,000–50,000
Exterior · Landscaping and curb appeal are lacking	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Painting and updating exterior — Improves curb appeal and resale value ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and rental value ↑
• Both Window replacement — Enhances curb appeal and resale value ↑
• Both Foundation repair — Stabilizes structure and improves resale value ↑
• Both Roof repair — Improves structural integrity and resale 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: 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 — Kingsland

• Score: 59/100
• State rank: #1161
• US rank: #20293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingsland, TX
• County: Llano County · 16,310 people
• City population: 8,719
• Metro: nan
• Population (ZIP): 8,719
• Household income: $57,742
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 202.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 23% Two or more races 14% Black 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Italian 4% Slovak 3% Serbian 3%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 15%

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: ▼ -123.30%
• Current HPI: 219.8651
• Rent YoY: —
• Metro: nan
• 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

-22.3% since first listed

11 events — show timeline

• 2025-10-09 Price Changed $115,000 HLMLS as distributed by MLS GRID
• 2025-08-22 Price Changed $135,000 HLMLS as distributed by MLS GRID
• 2025-07-31 Relisted — HLMLS as distributed by MLS GRID
• 2025-07-31 Delisted — HLMLS as distributed by MLS GRID
• 2025-07-28 Relisted — HLMLS as distributed by MLS GRID
• 2025-07-28 Delisted — HLMLS as distributed by MLS GRID
• 2025-07-26 Relisted — HLMLS as distributed by MLS GRID
• 2025-07-26 Delisted — HLMLS as distributed by MLS GRID
• 2025-07-18 Relisted — HLMLS as distributed by MLS GRID
• 2025-07-17 Delisted — HLMLS as distributed by MLS GRID
• 2025-07-10 Listed $148,000 HLMLS as distributed by MLS GRID