704A Anson Drs · Kingsland, TX 78639

$85,000

3 bd · 2.0 ba · 840 sqft · Manufactured · 130 Days on market

Manufactured home Built 1995 Fair condition 5,000 sqft lot $101/sqft · 28% below area Est $117k · 28% under ↓ 37% 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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Schools +3.9/10.0
• Livability +3.0/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -4.9

Listing remarks

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 129 days

🏷️ Possibly a rental listed for sale. The $85,000 price doesn't fit this home's estimated sale value (~$117,284) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($875 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 0.3% in Kingsland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Packsaddle El (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 596 students, 83% FRL); Llano J H (math 42% / reading 45%, grade D, #530 of 1,662 statewide, top 32%, 423 students, 65% FRL); Llano H S (math 42% / reading 52%, grade D-, #591 of 1,632 statewide, top 38%, 552 students, 60% FRL) — zoned schools average 69% FRL vs 52% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 610 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 77% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $588 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 130 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 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: 1.03% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.24%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $117,284
• List price: $85,000
• Delta: -27.53%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
919 Austin St	0.35mi	2/1.0 (-1)	868 (+3%)	4mo	$149,000	$172	65
1500 Ranch Road 1431 #103	1.66mi	2/1.0 (-1)	884 (+5%)	3mo	$399,900	$452	45
2318 Wisteria	1.57mi	2/1.5 (-1)	915 (+9%)	6mo	$765,000	$836	38
917 Austin St	0.48mi	2/2.0 (-1)	1,056 (+26%)	12mo	$87,500	$83	38
1034 Ranch Road 2545	1.36mi	1/1.0 (-2)	896 (+7%)	4mo	$85,000	$95	37
1615 Sioux Trl	1.55mi	2/1.0 (-1)	864 (+3%)	18mo	$158,000	$183	36
5898 River Oaks Dr	1.07mi	2/2.0 (-1)	960 (+14%)	4mo	$425,000	$443	32
456 Saturn	1.59mi	2/2.0 (-1)	1,088 (+30%)	5mo	$139,900	$129	31
1615 Bluebonnet Ln	1.92mi	2/1.0 (-1)	748 (-11%)	15mo	$265,000	$354	25
1500 Ranch Road 1431, Unit 203	1.66mi	2/12.0 (-1)	884 (+5%)	19mo	$475,000	$537	20
6811 River Oaks Dr	0.97mi	2/2.0 (-1)	1,008 (+20%)	23mo	$240,000	$238	16
2848 Indian Trl	0.93mi	1/1.0 (-2)	1,050 (+25%)	32mo	$196,800	$187	6

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -8.2%
• Equity multiple: 0.70×
• Total profit: $-7,143
• Equity at exit: $12,674

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $2,355
• Equity at exit: $7,349

Cash invested: $23,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 1 under contract
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $167,500 ($178/sqft)
• Median days on market: 41 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -21.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78639

• Active inventory: 610
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $875 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $104

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 83%

Sensitivity live

Price	-10% $163	-5% $133	+0% $104	+5% $75	+10% $45
Rent	-10% $35	-5% $69	+0% $104	+5% $138	+10% $173
Rate	-1.0pp $147	-0.5pp $126	base $104	+0.5pp $82	+1.0pp $59

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: $21,250
• Closing costs: $2,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
967 Dilley St Unit 2 Kingsland, TX	2.0	1.0	840	$875	$1.04	0d	1	0.58mi
212 Aster St Unit A Kingsland, TX	2.0	2.0	840	$975	$1.16	45d	1	0.62mi
200 Aster St Unit 212A Kingsland, TX	2.0	2.0	840	$975	$1.16	47d	1	0.66mi
200 Aster St Unit 930B Dallas Kingsland, TX	2.0	2.0	900	$995	$1.11	153d	1	0.66mi
4314 Skyline Dr Kingsland, TX	3.0	1.0	900	$1,195	$1.33	105d	1	0.72mi
804 Redwood Dr Unit 806 Kingsland, TX	2.0	2.0	962	$1,050	$1.09	153d	1	0.95mi
723 Willowood Kingsland, TX	2.0	2.0	962	$995	$1.03	87d	1	0.97mi
2162 Cedar Valley Dr Kingsland, TX	2.0	1.0	1000	$895	$0.90	31d	1	1.02mi
2164 Cedar Valley Dr Kingsland, TX	2.0	1.0	1000	$895	$0.90	87d	1	1.03mi
2146 Cedar Valley Dr Kingsland, TX	2.0	1.0	1000	$925	$0.93	160d	1	1.06mi
2203 Ridgeview Dr Kingsland, TX	2.0	1.0	1000	$995	$0.99	88d	1	1.11mi
1902 Ridgeview Dr Kingsland, TX	2.0	1.0	875	$1,050	$1.20	0d	1	1.36mi
1904 Ridgeview Kingsland, TX	2.0	1.0	875	$995	$1.14	0d	1	1.36mi
1731 Greenwood Ln Ln heuristic Kingsland, TX	4.0	2.0	862	$1,200	$1.39	166d	1	1.44mi

Property features AI

Exterior

• Utilities: Public waterSeptic sewer
• Home design: Manufactured on landSingle-story
• Construction: Manufactured house
• Exterior features: 50' x 100' lot (0.11 acre)Located in the Kingsland subdivisionDirections: from 1431 in Kingsland take Skyline to Anson; second property on the left

Interior

• Kitchen: Electric rangeRefrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall/window unit cooling
• Interior features: Electric water heater

Listing history 50 events

1. 2026-11-08
   days on market $85,000 Active 130 DOM
2. 2026-11-07
   days on market $85,000 Active 129 DOM
3. 2026-11-06
   days on market $85,000 Active 128 DOM
4. 2026-11-05
   days on market $85,000 Active 127 DOM
5. 2026-11-04
   days on market $85,000 Active 126 DOM
6. 2026-11-02
   days on market $85,000 Active 124 DOM
7. 2026-11-01
   days on market $85,000 Active 123 DOM
8. 2026-10-31
   days on market $85,000 Active 122 DOM
9. 2026-10-30
   days on market $85,000 Active 121 DOM
10. 2026-10-29
    days on market $85,000 Active 120 DOM
11. 2026-10-28
    days on market $85,000 Active 119 DOM
12. 2026-10-27
    days on market $85,000 Active 118 DOM
13. 2026-10-26
    days on market $85,000 Active 117 DOM
14. 2026-10-25
    days on market $85,000 Active 116 DOM
15. 2026-10-24
    days on market $85,000 Active 115 DOM
16. 2026-10-23
    days on market $85,000 Active 114 DOM
17. 2026-10-22
    days on market $85,000 Active 113 DOM
18. 2026-10-21
    days on market $85,000 Active 112 DOM
19. 2026-10-20
    days on market $85,000 Active 111 DOM
20. 2026-10-19
    days on market $85,000 Active 110 DOM
21. 2026-10-18
    days on market $85,000 Active 109 DOM
22. 2026-10-17
    days on market $85,000 Active 108 DOM
23. 2026-10-16
    days on market $85,000 Active 107 DOM
24. 2026-10-15
    days on market $85,000 Active 106 DOM
25. 2026-10-14
    days on market $85,000 Active 105 DOM
26. 2026-10-13
    days on market $85,000 Active 104 DOM
27. 2026-10-12
    days on market $85,000 Active 103 DOM
28. 2026-10-11
    days on market $85,000 Active 102 DOM
29. 2026-10-10
    days on market $85,000 Active 101 DOM
30. 2026-10-09
    days on market $85,000 Active 100 DOM
31. 2026-10-08
    days on market $85,000 Active 99 DOM
32. 2026-10-07
    days on market $85,000 Active 98 DOM
33. 2026-10-06
    days on market $85,000 Active 97 DOM
34. 2026-10-05
    days on market $85,000 Active 96 DOM
35. 2026-10-04
    days on market $85,000 Active 95 DOM
36. 2026-10-03
    days on market $85,000 Active 94 DOM
37. 2026-10-02
    days on market $85,000 Active 93 DOM
38. 2026-10-01
    days on market $85,000 Active 92 DOM
39. 2026-09-30
    days on market $85,000 Active 91 DOM
40. 2026-09-29
    days on market $85,000 Active 90 DOM
41. 2026-09-28
    days on market $85,000 Active 89 DOM
42. 2026-09-27
    days on market $85,000 Active 88 DOM
43. 2026-09-25
    days on market $85,000 Active 86 DOM
44. 2026-09-24
    days on market $85,000 Active 85 DOM
45. 2026-09-23
    days on market $85,000 Active 84 DOM
46. 2026-09-22
    days on market $85,000 Active 83 DOM
47. 2026-09-21
    days on market $85,000 Active 82 DOM
48. 2026-09-20
    days on market $85,000 Active 81 DOM
49. 2026-09-19
    days on market $85,000 Active 80 DOM
50. 2026-09-18
    days on market $85,000 Active 79 DOM

ⓘ 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: $10,501
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$840
• − Management: −$840
• − Depreciation: −$2,473
• Taxable loss: −$113
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $1,274/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 Est. rehab $21,000–$37,800 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Packsaddle El F TX #2,791/4,322 Nat'l #28,475/41,679 Middle Llano J H D TX #530/1,662 Nat'l #5,067/14,009 High Llano H S D- TX #591/1,632 Nat'l #6,330/17,239

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

D Composite livability gradescore 59/100

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 · 20,847 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: 15% of renters

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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%

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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%
• Languages at home: 84% English-only · Spanish 15%

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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

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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

Property features AI

Exterior

• Utilities: Public waterSeptic sewer
• Home design: Manufactured on landSingle-story
• Construction: Manufactured house
• Exterior features: 50' x 100' lot (0.11 acre)Located in the Kingsland subdivisionDirections: from 1431 in Kingsland take Skyline to Anson; second property on the left

Interior

• Kitchen: Electric rangeRefrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall/window unit cooling
• Interior features: Electric water heater

Price history

-37.0% since first listed

3 events — show timeline

• 2026-07-01 Listed $85,000 HLMLS as distributed by MLS GRID
• 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