174 Western Skies · Lake City, TX 78383

$89,000

2 bd · 2.0 ba · 1,064 sqft · Manufactured · 30 Days on market

Built 1979 3.00 ac 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 2-bedroom, 2-bath mobile home offering comfort, functionality, and thoughtful features throughout. The spacious primary suite includes a private bath with a relaxing garden tub, separate stand-up shower, and dual vanity sinks for added convenience. The dining area features a unique built-in coffee bar with extra storage and beautiful curio cabinets, creating the perfect space for entertaining or enjoying your morning routine. Step outside and enjoy the inviting covered front patio. The property also features a concrete driveway with covered parking and two backyard storage sheds, providing plenty of room for tools, hobbies, and extra storage needs. This home co

Key facts

• Stand-up shower
• Built-in coffee bar
• Private bath

Tags

• PRIVATE BATH
• GARDEN TUB
• STAND-UP SHOWER
• DUAL VANITY SINKS
• BUILT-IN COFFEE BAR
• CURIO CABINETS

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Carport; Concrete parking
• Utilities: Natural gas available; Propane; Septic available
• Home design: Single-story; Aluminum siding; Shingle roof
• Construction: Aluminum siding construction; Shingle roof
• Exterior features: Covered patio; Patio; Chain link fencing; Wood fencing; 3.0 acres

Interior

• Kitchen: Refrigerator
• Flooring: Linoleum; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: Paneling/wainscoting; Cable TV; Ceiling fan(s)
• Laundry & utility: Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,180 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• George West ISD (rural): math 55% / reading 59% proficiency, ranked #95 of 826 in TX (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 118 active listings in the ZIP; 12 units permitted in Live Oak County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Live Oak County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.52% ✓
• Cap rate: 13.64%
• Cash-on-cash: 26.25%
• DSCR: 2.17
• GRM: 5.5

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: 20.0%
• Equity multiple: 1.81×
• Total profit: $20,267
• Equity at exit: $13,270

10-year hold

• IRR: 28.2%
• Equity multiple: 3.50×
• Total profit: $62,216
• Equity at exit: $7,695

Cash invested: $24,920 (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 78383

• Home prices YoY: -12.8%
• Active inventory: 118
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$20 /mo · $237/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $545

Break-even live

Break-even rent $663

Max offer price $89,000

Occupancy floor 55%

Sensitivity live

Price	-10% $596	-5% $570	+0% $545	+5% $520	+10% $495
Rent	-10% $438	-5% $492	+0% $545	+5% $599	+10% $652
Rate	-1.0pp $590	-0.5pp $568	base $545	+0.5pp $522	+1.0pp $499

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $89,000 Active 30 DOM
2. 2026-06-18
   days on market $89,000 Active 29 DOM
3. 2026-06-17
   days on market $89,000 Active 28 DOM
4. 2026-06-16
   days on market $89,000 Active 27 DOM
5. 2026-06-15
   days on market $89,000 Active 26 DOM
6. 2026-06-14
   days on market $89,000 Active 24 DOM
7. 2026-06-12
   days on market $89,000 Active 23 DOM
8. 2026-06-09
   days on market $89,000 Active 20 DOM
9. 2026-06-08
   days on market $89,000 Active 19 DOM
10. 2026-06-07
    days on market $89,000 Active 18 DOM
11. 2026-06-05
    days on market $89,000 Active 16 DOM
12. 2026-06-02
    days on market $89,000 Active 13 DOM
13. 2026-06-01
    days on market $89,000 Active 12 DOM
14. 2026-05-31
    days on market $89,000 Active 11 DOM
15. 2026-05-30
    days on market $89,000 Active 10 DOM
16. 2026-05-20
    listed $89,000 Active
17. 2016-09-30
    soldstatus
18. 2008-10-30
    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: $237 · $20/mo
• Projected year-2 tax: $1,629 · $136/mo
• Expected delta: +$1,391/yr (+$116/mo · 585.8%)

ⓘ 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 9/10 Extreme 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $16,235
• − Mortgage interest: −$4,985
• − Property taxes: −$237
• − Insurance: −$445
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$2,589
• Taxable income: $5,380
• Est. tax owed @ 24.0%: −$1,291
• After-tax cash flow: $5,251/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: George West ISD
• NCES district ID: 4820550
• Math proficiency: 55% ▼ -7.00%
• Reading proficiency: 59% ▲ 2.00%
• Median HH income: $45,721
• Composite: 48.17/100
• National rank: #2175
• State rank: #95 of 826 in TX

Livability — Lake City

• Score: 59/100
• State rank: #1180
• US rank: #20606

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,306

Population outlook (Live Oak County) Hauer SSP2

• Today (2025): 13,886 people
• By 2030: 14,793 · +6.5%
• By 2040: 16,633 · +19.8%
• By 2050: 18,511 · +33.3%
• By 2075: 23,859 · +71.8%
• By 2100: 26,396 · +90.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 51% Hispanic / Latino 40% Two or more races 17% Black 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 80% English-only · Spanish 19% Other Asian/Pacific 1%

Political lean MEDSL · Live Oak

• 2024 margin: Solid R (+69.6) · D 14.9% · R 84.6%
• 2008→2024 swing: -20.6pp toward R · 2008: -49.0pp · 2024: -69.6pp
• All cycles: 2024: R+69.6 2020: R+66.9 2016: R+63.5 2012: R+54.5 2008: R+49.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.06%
• Current HPI: 178.3727
• 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

3 events — show timeline

• 2026-05-20 Listed $89,000 CBMLS
• 2016-09-30 Sold (Public Records) — Public Records
• 2008-10-30 Sold (Public Records) — Public Records

Property tax history

-1.0%/yr

Latest (2025): $237 · +26.1% YoY. Source: county tax records.