2683 Klein Rd · Yorktown, TX 78164

$118,000

3 bd · 3.0 ba · 1,106 sqft · Manufactured public records · 10 Days on market

Built 1984

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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 +12.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• DSCR +3.9/10.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Double wide 4/3 Converted to a 2/3. It& apos; s a house now. It& apos; s . 65 of one acre! Possibly trade or sell large down. Took away office and one bedroom to make 900 soft living area Email for info pics videos info [email protected] There& apos; s a 2/2 with add ons below

Key facts

• Built 1984
• Listed 10 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $118k.

Deal economics

• At list price, monthly cash flow is $-8 ($-91/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $92k (21.6% below list).
• Recommended offer: $92k (21.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#382 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Yorktown ISD (rural): math 31% / reading 29% proficiency, ranked #620 of 826 in TX (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 17 active listings in the ZIP; 9 units permitted in DeWitt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($816 loan paydown + $3k appreciation (2.7% local appreciation)).
• DeWitt County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $92,478 (21.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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: 0.78% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.36×
• Total profit: $11,999
• Equity at exit: $51,249

10-year hold

• IRR: 9.4%
• Equity multiple: 2.38×
• Total profit: $45,499
• Equity at exit: $77,602

Cash invested: $33,040 (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 78164

• Home prices YoY: 2.0%
• Active inventory: 17
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $925 medium
• Mortgage (P&I): −$619
• Tax from tax record: −$70 /mo · $842/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $-8

Break-even live

Break-even rent $934

Max offer price $116,664

Occupancy floor 96%

Sensitivity live

Price	-10% $59	-5% $26	+0% $-8	+5% $-41	+10% $-74
Rent	-10% $-81	-5% $-44	+0% $-8	+5% $29	+10% $65
Rate	-1.0pp $52	-0.5pp $22	base $-8	+0.5pp $-38	+1.0pp $-69

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $118,000 Active 10 DOM
2. 2026-06-18
   days on market $118,000 Active 8 DOM
3. 2026-06-17
   days on market $118,000 Active 7 DOM
4. 2026-06-16
   days on market $118,000 Active 6 DOM
5. 2026-06-15
   days on market $118,000 Active 5 DOM
6. 2026-06-15
   days on market $118,000 Active 4 DOM
7. 2026-06-13
   days on market $118,000 Active 3 DOM
8. 2026-06-12
   remarks 284-char remark
9. 2026-06-12
   listed $118,000 Active 2 DOM

ⓘ 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: $842 · $70/mo
• Projected year-2 tax: $2,159 · $180/mo
• Expected delta: +$1,317/yr (+$110/mo · 156.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $11,097
• − Mortgage interest: −$6,610
• − Property taxes: −$842
• − Insurance: −$590
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$3,433
• Taxable loss: −$2,153
• Est. tax savings @ 24.0%: +$517
• After-tax cash flow: $426/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: Yorktown ISD
• NCES district ID: 4846650
• Math proficiency: 31% ▼ -3.00%
• Reading proficiency: 29% ▬ 0.00%
• Median HH income: $44,937
• Composite: 25.74/100
• National rank: #7377
• State rank: #620 of 826 in TX

Livability — Yorktown

• Score: 70/100
• State rank: #382
• US rank: #8009

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,418
• Population (ZIP): 3,418

Population outlook (DeWitt County) Hauer SSP2

• Today (2025): 22,271 people
• By 2030: 22,953 · +3.1%
• By 2040: 24,396 · +9.5%
• By 2050: 25,921 · +16.4%
• By 2075: 29,672 · +33.2%
• By 2100: 29,516 · +32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 34% Two or more races 9% Black 3%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Romanian 6% Lithuanian 2% Italian 1%
• Foreign-born: 0%
• Languages at home: 83% English-only · Spanish 14% German/W. Germanic 3%

Political lean MEDSL · DeWitt

• 2024 margin: Solid R (+67.0) · D 16.2% · R 83.3%
• 2008→2024 swing: -19.2pp toward R · 2008: -47.9pp · 2024: -67.0pp
• All cycles: 2024: R+67.0 2020: R+62.5 2016: R+63.8 2012: R+55.1 2008: R+47.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.73%
• Current HPI: 140.3037
• 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

2 events — show timeline

• 2026-06-11 Listed $118,000 FSBO.com
• 2011-07-25 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $842 · +12.1% YoY. Source: county tax records.