181 Dobie Dr · Wimberley, TX 78676

$195,000

3 bd · 2.0 ba · 784 sqft · Manufactured public records · 122 Days on market

Built 1987 0.29 ac lot $249/sqft · 19% below area ↓ 15% 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 +16.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +4.8/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bed 2 bath mobile home with unbeatable location just steps from vibrant downtown Wimberley - walk to Wimberley Square's boutique shops, local dining and art galleries in this beloved Texas Hill Country community. Home boasts a cozy living room, covered porch and covered patio make it ideal for entertaining or relaxing! Embrace easy access to scenic natural attractions like Cypress Creek, Blanco River swimming holes and hiking, plus Wimberley's year-round Market Days and festivals. Practical features include adjacent storage options nearby for gear or toys. Fantastic opportunity for owner-occupiers or investors seeking a convenient, low-maintenance home in the heart of town.

Key facts

• Covered porch
• Covered patio
• Unbeatable location

Tags

• UNBEATABLE LOCATION
• VIBRANT DOWNTOWN WIMBERLEY
• COVERED PORCH
• COVERED PATIO
• ADJACENT STORAGE OPTIONS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 $180k (7.8% below list).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 0.1% in Wimberley — 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 65/100 on livability (#678 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A; Watch: schools C-, amenities F, commute F.
• Wimberley ISD (rural): math 49% / reading 61% proficiency, ranked #92 of 826 in TX (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-1.9%/yr); 431 active listings in the ZIP; solid renter incomes; 5,270 units permitted in Hays County in 2024 (1,464 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Hays County population projected at +93% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% 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 $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 0.92% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 9.0

CMA / ARV

• ARV (median comp): $410,870
• List price: $195,000
• Delta: -52.54%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.45×
• Total profit: $-30,073
• Equity at exit: $29,075

10-year hold

• IRR: -13.8%
• Equity multiple: 0.31×
• Total profit: $-37,788
• Equity at exit: $16,860

Cash invested: $54,600 (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 78676

• Rents YoY: -1.9%
• Active inventory: 431
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,799 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$211 /mo · $2,526/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $107

Break-even live

Break-even rent $1,664

Max offer price $195,000

Occupancy floor 89%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   price $195,000 Active 122 DOM
2. 2026-06-18
   days on market $199,000 Active 122 DOM
3. 2026-06-17
   days on market $199,000 Active 121 DOM
4. 2026-06-16
   days on market $199,000 Active 120 DOM
5. 2026-06-15
   days on market $199,000 Active 119 DOM
6. 2026-06-13
   days on market $199,000 Active 117 DOM
7. 2026-06-09
   days on market $199,000 Active 113 DOM
8. 2026-06-08
   days on market $199,000 Active 112 DOM
9. 2026-06-07
   days on market $199,000 Active 111 DOM
10. 2026-06-05
    days on market $199,000 Active 108 DOM
11. 2026-06-03
    days on market $199,000 Active 107 DOM
12. 2026-06-02
    days on market $199,000 Active 106 DOM
13. 2026-06-01
    days on market $199,000 Active 105 DOM
14. 2026-05-31
    days on market $199,000 Active 104 DOM
15. 2026-04-11
    price $199,000 693-char remark

    Show marketing remark (693 chars)

    Charming 3 bed 2 bath mobile home with unbeatable location just steps from vibrant downtown Wimberley - walk to Wimberley Square's boutique shops, local dining and art galleries in this beloved Texas Hill Country community. Home boasts a cozy living room, covered porch and covered patio make it ideal for entertaining or relaxing! Embrace easy access to scenic natural attractions like Cypress Creek, Blanco River swimming holes and hiking, plus Wimberley's year-round Market Days and festivals. Practical features include adjacent storage options nearby for gear or toys. Fantastic opportunity for owner-occupiers or investors seeking a convenient, low-maintenance home in the heart of town.

16. 2026-04-10
    price $199,000 711-char remark

    Show marketing remark (711 chars)

    Charming 3 bed 2 bath mobile home with unbeatable location just steps from vibrant downtown Wimberley — walk to Wimberley Square’s boutique shops, local dining and art galleries in this beloved Texas Hill Country community. Home boasts a cozy living room, covered porch and covered patio make it ideal for entertaining or relaxing! Embrace easy access to scenic natural attractions like Cypress Creek, Blanco River swimming holes and hiking, plus Wimberley’s year-round Market Days and festivals. Practical features include adjacent storage options nearby for gear or toys. Fantastic opportunity for owner-occupiers or investors seeking a convenient, low-maintenance home in the heart of town.

17. 2026-04-10
    price $199,000

    Show marketing remark (711 chars)

    Charming 3 bed 2 bath mobile home with unbeatable location just steps from vibrant downtown Wimberley — walk to Wimberley Square’s boutique shops, local dining and art galleries in this beloved Texas Hill Country community. Home boasts a cozy living room, covered porch and covered patio make it ideal for entertaining or relaxing! Embrace easy access to scenic natural attractions like Cypress Creek, Blanco River swimming holes and hiking, plus Wimberley’s year-round Market Days and festivals. Practical features include adjacent storage options nearby for gear or toys. Fantastic opportunity for owner-occupiers or investors seeking a convenient, low-maintenance home in the heart of town.

18. 2026-04-01
    price $208,000 693-char remark

    Show marketing remark (711 chars)

    Charming 3 bed 2 bath mobile home with unbeatable location just steps from vibrant downtown Wimberley — walk to Wimberley Square’s boutique shops, local dining and art galleries in this beloved Texas Hill Country community. Home boasts a cozy living room, covered porch and covered patio make it ideal for entertaining or relaxing! Embrace easy access to scenic natural attractions like Cypress Creek, Blanco River swimming holes and hiking, plus Wimberley’s year-round Market Days and festivals. Practical features include adjacent storage options nearby for gear or toys. Fantastic opportunity for owner-occupiers or investors seeking a convenient, low-maintenance home in the heart of town.

19. 2026-04-01
    price $208,000

    Show marketing remark (711 chars)

    Charming 3 bed 2 bath mobile home with unbeatable location just steps from vibrant downtown Wimberley — walk to Wimberley Square’s boutique shops, local dining and art galleries in this beloved Texas Hill Country community. Home boasts a cozy living room, covered porch and covered patio make it ideal for entertaining or relaxing! Embrace easy access to scenic natural attractions like Cypress Creek, Blanco River swimming holes and hiking, plus Wimberley’s year-round Market Days and festivals. Practical features include adjacent storage options nearby for gear or toys. Fantastic opportunity for owner-occupiers or investors seeking a convenient, low-maintenance home in the heart of town.

20. 2026-04-01
    price $208,000 711-char remark

    Show marketing remark (711 chars)

    Charming 3 bed 2 bath mobile home with unbeatable location just steps from vibrant downtown Wimberley — walk to Wimberley Square’s boutique shops, local dining and art galleries in this beloved Texas Hill Country community. Home boasts a cozy living room, covered porch and covered patio make it ideal for entertaining or relaxing! Embrace easy access to scenic natural attractions like Cypress Creek, Blanco River swimming holes and hiking, plus Wimberley’s year-round Market Days and festivals. Practical features include adjacent storage options nearby for gear or toys. Fantastic opportunity for owner-occupiers or investors seeking a convenient, low-maintenance home in the heart of town.

21. 2026-03-14
    price $209,000 693-char remark

    Show marketing remark (693 chars)

    Charming 3 bed 2 bath mobile home with unbeatable location just steps from vibrant downtown Wimberley - walk to Wimberley Square's boutique shops, local dining and art galleries in this beloved Texas Hill Country community. Home boasts a cozy living room, covered porch and covered patio make it ideal for entertaining or relaxing! Embrace easy access to scenic natural attractions like Cypress Creek, Blanco River swimming holes and hiking, plus Wimberley's year-round Market Days and festivals. Practical features include adjacent storage options nearby for gear or toys. Fantastic opportunity for owner-occupiers or investors seeking a convenient, low-maintenance home in the heart of town.

22. 2026-03-13
    price $209,000 711-char remark

    Show marketing remark (711 chars)

    Charming 3 bed 2 bath mobile home with unbeatable location just steps from vibrant downtown Wimberley — walk to Wimberley Square’s boutique shops, local dining and art galleries in this beloved Texas Hill Country community. Home boasts a cozy living room, covered porch and covered patio make it ideal for entertaining or relaxing! Embrace easy access to scenic natural attractions like Cypress Creek, Blanco River swimming holes and hiking, plus Wimberley’s year-round Market Days and festivals. Practical features include adjacent storage options nearby for gear or toys. Fantastic opportunity for owner-occupiers or investors seeking a convenient, low-maintenance home in the heart of town.

23. 2026-03-13
    price $209,000

    Show marketing remark (711 chars)

    Charming 3 bed 2 bath mobile home with unbeatable location just steps from vibrant downtown Wimberley — walk to Wimberley Square’s boutique shops, local dining and art galleries in this beloved Texas Hill Country community. Home boasts a cozy living room, covered porch and covered patio make it ideal for entertaining or relaxing! Embrace easy access to scenic natural attractions like Cypress Creek, Blanco River swimming holes and hiking, plus Wimberley’s year-round Market Days and festivals. Practical features include adjacent storage options nearby for gear or toys. Fantastic opportunity for owner-occupiers or investors seeking a convenient, low-maintenance home in the heart of town.

24. 2026-02-27
    price $224,900

    Show marketing remark (693 chars)

    Charming 3 bed 2 bath mobile home with unbeatable location just steps from vibrant downtown Wimberley - walk to Wimberley Square's boutique shops, local dining and art galleries in this beloved Texas Hill Country community. Home boasts a cozy living room, covered porch and covered patio make it ideal for entertaining or relaxing! Embrace easy access to scenic natural attractions like Cypress Creek, Blanco River swimming holes and hiking, plus Wimberley's year-round Market Days and festivals. Practical features include adjacent storage options nearby for gear or toys. Fantastic opportunity for owner-occupiers or investors seeking a convenient, low-maintenance home in the heart of town.

25. 2026-02-27
    price $224,900 711-char remark

    Show marketing remark (693 chars)

    Charming 3 bed 2 bath mobile home with unbeatable location just steps from vibrant downtown Wimberley - walk to Wimberley Square's boutique shops, local dining and art galleries in this beloved Texas Hill Country community. Home boasts a cozy living room, covered porch and covered patio make it ideal for entertaining or relaxing! Embrace easy access to scenic natural attractions like Cypress Creek, Blanco River swimming holes and hiking, plus Wimberley's year-round Market Days and festivals. Practical features include adjacent storage options nearby for gear or toys. Fantastic opportunity for owner-occupiers or investors seeking a convenient, low-maintenance home in the heart of town.

26. 2026-02-27
    listed $224,900 New 693-char remark

    Show marketing remark (693 chars)

    Charming 3 bed 2 bath mobile home with unbeatable location just steps from vibrant downtown Wimberley - walk to Wimberley Square's boutique shops, local dining and art galleries in this beloved Texas Hill Country community. Home boasts a cozy living room, covered porch and covered patio make it ideal for entertaining or relaxing! Embrace easy access to scenic natural attractions like Cypress Creek, Blanco River swimming holes and hiking, plus Wimberley's year-round Market Days and festivals. Practical features include adjacent storage options nearby for gear or toys. Fantastic opportunity for owner-occupiers or investors seeking a convenient, low-maintenance home in the heart of town.

27. 2026-02-16
    listed $235,000 Active 711-char remark

    Show marketing remark (711 chars)

    Charming 3 bed 2 bath mobile home with unbeatable location just steps from vibrant downtown Wimberley — walk to Wimberley Square’s boutique shops, local dining and art galleries in this beloved Texas Hill Country community. Home boasts a cozy living room, covered porch and covered patio make it ideal for entertaining or relaxing! Embrace easy access to scenic natural attractions like Cypress Creek, Blanco River swimming holes and hiking, plus Wimberley’s year-round Market Days and festivals. Practical features include adjacent storage options nearby for gear or toys. Fantastic opportunity for owner-occupiers or investors seeking a convenient, low-maintenance home in the heart of town.

28. 2026-02-16
    listed $235,000 Active

    Show marketing remark (711 chars)

    Charming 3 bed 2 bath mobile home with unbeatable location just steps from vibrant downtown Wimberley — walk to Wimberley Square’s boutique shops, local dining and art galleries in this beloved Texas Hill Country community. Home boasts a cozy living room, covered porch and covered patio make it ideal for entertaining or relaxing! Embrace easy access to scenic natural attractions like Cypress Creek, Blanco River swimming holes and hiking, plus Wimberley’s year-round Market Days and festivals. Practical features include adjacent storage options nearby for gear or toys. Fantastic opportunity for owner-occupiers or investors seeking a convenient, low-maintenance home in the heart of town.

29. 2020-08-18
    soldstatus
30. 1994-02-17
    soldstatus
31. 1992-04-30
    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: $2,526 · $211/mo
• Projected year-2 tax: $3,568 · $297/mo
• Expected delta: +$1,042/yr (+$87/mo · 41.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,584
• − Mortgage interest: −$10,923
• − Property taxes: −$2,526
• − Insurance: −$975
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$5,673
• Taxable loss: −$1,966
• Est. tax savings @ 24.0%: +$472
• After-tax cash flow: $1,751/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: Wimberley ISD
• NCES district ID: 4800009
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 61% ▼ -2.00%
• Median HH income: $66,348
• Composite: 48.45/100
• National rank: #2132
• State rank: #92 of 826 in TX

Livability — Wimberley

• Score: 65/100
• State rank: #678
• US rank: #12706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wimberley, TX
• County: Hays County · 280,138 people
• City population: 15,822
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 15,822
• Household income: $87,344
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 473.0

Population outlook (Hays County) Hauer SSP2

• Today (2025): 286,948 people
• By 2030: 336,923 · +17.4%
• By 2040: 441,894 · +54.0%
• By 2050: 553,462 · +92.9%
• By 2075: 838,261 · +192.1%
• By 2100: 1,063,658 · +270.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 13% Black 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Serbian 3% Lithuanian 3% Slovak 3%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Hays

• 2024 margin: Lean D (+5.7) · D 52.1% · R 46.5% · Other 1.4%
• 2008→2024 swing: +7.7pp toward D · 2008: -2.0pp · 2024: 5.7pp
• All cycles: 2024: D+5.7 2020: D+10.8 2016: R+0.9 2012: R+10.4 2008: R+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -147.04%
• Current HPI: 229.2707
• Rent YoY: ▼ -1.88%
• Metro: Austin-Round Rock-Georgetown, TX
• 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

-15.3% since first listed

17 events — show timeline

• 2026-04-11 Price Changed $199,000 LERA
• 2026-04-10 Price Changed $199,000 CTXMLS
• 2026-04-10 Price Changed $199,000 Unlock MLS
• 2026-04-01 Price Changed $208,000 LERA
• 2026-04-01 Price Changed $208,000 Unlock MLS
• 2026-04-01 Price Changed $208,000 CTXMLS
• 2026-03-14 Price Changed $209,000 LERA
• 2026-03-13 Price Changed $209,000 CTXMLS
• 2026-03-13 Price Changed $209,000 Unlock MLS
• 2026-02-27 Price Changed $224,900 Unlock MLS
• 2026-02-27 Price Changed $224,900 CTXMLS
• 2026-02-27 Listed $224,900 LERA
• 2026-02-16 Listed $235,000 Unlock MLS
• 2026-02-16 Listed $235,000 CTXMLS
• 2020-08-18 Sold (Public Records) — Public Records
• 1994-02-17 Sold (Public Records) — Public Records
• 1992-04-30 Sold (Public Records) — Public Records

Property tax history

+11.5%/yr

Latest (2025): $2,526 · -13.7% YoY. Source: county tax records.