211 W F · Munday, TX 76371

$99,900

5 bd · 2.0 ba · 2,128 sqft · Manufactured · 111 Days on market

Built 1998 Fair condition 0.25 ac lot ↓ 9% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

In the heart of Munday, this spacious 5-bedroom, 2-bathroom home offers the perfect blend of comfort, functionality, and move-in ready convenience. With a great flow and thoughtful layout, there’s room for everyone to spread out and feel right at home. The oversized primary suite is a true retreat, featuring a large ensuite bathroom and an impressive walk-in closet. Two separate living areas provide flexibility for entertaining, relaxing, or creating a playroom or office space — with one living room showcasing a cozy fireplace as its focal point. The inviting front porch includes ramp access if needed, adding both charm and accessibility. Out back, you’ll find a fenced yard with a wood privacy fence and a covered patio area — perfect for enjoying a little shade and fresh air. A 4-car carport provides plenty of covered parking and extra convenience. If you’re looking for space, versatility, and small-town charm, this one is ready to welcome you home.

Key facts

• Fenced yard
• Walk-in closet
• Wood privacy fence

Tags

• OVERSIZED PRIMARY SUITE
• LARGE ENSUITE BATHROOM
• WALK-IN CLOSET
• TWO SEPARATE LIVING AREAS
• FENCED YARD
• WOOD PRIVACY FENCE

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath manufactured listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#626 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: health & safety C-, schools D, amenities F.
• Munday CISD (rural): math 43% / reading 44% proficiency, ranked #326 of 826 in TX (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($691 loan paydown + $1k appreciation (1.0% local appreciation)).
• Knox County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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 D-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: 1.35% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.11%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 1.93×
• Total profit: $25,908
• Equity at exit: $34,206

10-year hold

• IRR: 21.3%
• Equity multiple: 3.59×
• Total profit: $72,326
• Equity at exit: $45,536

Cash invested: $27,972 (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 76371

• Home prices YoY: 1.0%
• Active inventory: 18
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,349 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $376

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 67%

Sensitivity live

Price	-10% $445	-5% $410	+0% $376	+5% $341	+10% $307
Rent	-10% $269	-5% $322	+0% $376	+5% $429	+10% $482
Rate	-1.0pp $426	-0.5pp $401	base $376	+0.5pp $350	+1.0pp $323

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $99,900 Active 111 DOM
2. 2026-06-17
   days on market $99,900 Active 110 DOM
3. 2026-06-16
   days on market $99,900 Active 109 DOM
4. 2026-06-15
   days on market $99,900 Active 108 DOM
5. 2026-06-15
   days on market $99,900 Active 107 DOM
6. 2026-06-13
   days on market $99,900 Active 106 DOM
7. 2026-06-12
   days on market $99,900 Active 105 DOM
8. 2026-06-10
   days on market $99,900 Active 102 DOM
9. 2026-06-08
   days on market $99,900 Active 101 DOM
10. 2026-06-08
    days on market $99,900 Active 100 DOM
11. 2026-06-07
    days on market $99,900 Active 99 DOM
12. 2026-06-03
    days on market $99,900 Active 96 DOM
13. 2026-06-02
    days on market $99,900 Active 95 DOM
14. 2026-06-01
    days on market $99,900 Active 94 DOM
15. 2026-05-31
    days on market $99,900 Active 93 DOM
16. 2026-04-29
    price $99,900 1002-char remark

    Show marketing remark (1002 chars)

    In the heart of Munday, this spacious 5-bedroom, 2-bathroom home offers the perfect blend of comfort, functionality, and move-in ready convenience. With a great flow and thoughtful layout, there’s room for everyone to spread out and feel right at home. The oversized primary suite is a true retreat, featuring a large ensuite bathroom and an impressive walk-in closet. Two separate living areas provide flexibility for entertaining, relaxing, or creating a playroom or office space — with one living room showcasing a cozy fireplace as its focal point. The inviting front porch includes ramp access if needed, adding both charm and accessibility. Out back, you’ll find a fenced yard with a wood privacy fence and a covered patio area — perfect for enjoying a little shade and fresh air. A 4-car carport provides plenty of covered parking and extra convenience. If you’re looking for space, versatility, and small-town charm, this one is ready to welcome you home.

17. 2026-04-09
    status Active 1002-char remark

    Show marketing remark (1002 chars)

    In the heart of Munday, this spacious 5-bedroom, 2-bathroom home offers the perfect blend of comfort, functionality, and move-in ready convenience. With a great flow and thoughtful layout, there’s room for everyone to spread out and feel right at home. The oversized primary suite is a true retreat, featuring a large ensuite bathroom and an impressive walk-in closet. Two separate living areas provide flexibility for entertaining, relaxing, or creating a playroom or office space — with one living room showcasing a cozy fireplace as its focal point. The inviting front porch includes ramp access if needed, adding both charm and accessibility. Out back, you’ll find a fenced yard with a wood privacy fence and a covered patio area — perfect for enjoying a little shade and fresh air. A 4-car carport provides plenty of covered parking and extra convenience. If you’re looking for space, versatility, and small-town charm, this one is ready to welcome you home.

18. 2026-03-16
    historical Active Option Contract 1002-char remark

    Show marketing remark (1002 chars)

    In the heart of Munday, this spacious 5-bedroom, 2-bathroom home offers the perfect blend of comfort, functionality, and move-in ready convenience. With a great flow and thoughtful layout, there’s room for everyone to spread out and feel right at home. The oversized primary suite is a true retreat, featuring a large ensuite bathroom and an impressive walk-in closet. Two separate living areas provide flexibility for entertaining, relaxing, or creating a playroom or office space — with one living room showcasing a cozy fireplace as its focal point. The inviting front porch includes ramp access if needed, adding both charm and accessibility. Out back, you’ll find a fenced yard with a wood privacy fence and a covered patio area — perfect for enjoying a little shade and fresh air. A 4-car carport provides plenty of covered parking and extra convenience. If you’re looking for space, versatility, and small-town charm, this one is ready to welcome you home.

19. 2026-02-27
    listed $110,000 Active 1002-char remark

    Show marketing remark (1002 chars)

    In the heart of Munday, this spacious 5-bedroom, 2-bathroom home offers the perfect blend of comfort, functionality, and move-in ready convenience. With a great flow and thoughtful layout, there’s room for everyone to spread out and feel right at home. The oversized primary suite is a true retreat, featuring a large ensuite bathroom and an impressive walk-in closet. Two separate living areas provide flexibility for entertaining, relaxing, or creating a playroom or office space — with one living room showcasing a cozy fireplace as its focal point. The inviting front porch includes ramp access if needed, adding both charm and accessibility. Out back, you’ll find a fenced yard with a wood privacy fence and a covered patio area — perfect for enjoying a little shade and fresh air. A 4-car carport provides plenty of covered parking and extra convenience. If you’re looking for space, versatility, and small-town charm, this one is ready to welcome you home.

ⓘ 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 3/10 Moderate 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $16,192
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$2,906
• Taxable income: $3,102
• Est. tax owed @ 24.0%: −$744
• After-tax cash flow: $3,763/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 · 13 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and updates to improve its condition and value. Key areas for improvement include the kitchen, bathrooms, exterior, and flooring.

Repairs flagged

• Moderate Kitchen cabinets — Worn condition
• Moderate Bathroom fixtures — Dated appearance
• Moderate Exterior siding — Weathered appearance
• Moderate Flooring — Worn carpet

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace countertops — New countertops improve functionality and appearance
• Both Replace bathroom fixtures — Modern fixtures increase appeal and functionality
• Both Replace carpet — New flooring improves comfort and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn condition	Moderate	$3,000–15,000
Bathroom fixtures · Dated appearance	Moderate	$3,000–15,000
Exterior siding · Weathered appearance	Moderate	$3,000–15,000
Flooring · Worn carpet	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace countertops — New countertops improve functionality and appearance ↑
• Both Replace bathroom fixtures — Modern fixtures increase appeal and functionality ↑
• Both Replace carpet — New flooring improves comfort and appearance ↑

ⓘ 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: Munday CISD
• NCES district ID: 4831970
• Math proficiency: 43% ▼ -2.00%
• Reading proficiency: 44% ▲ 9.00%
• Median HH income: $37,618
• Composite: 36.22/100
• National rank: #4727
• State rank: #326 of 826 in TX

Livability — Munday

• Score: 66/100
• State rank: #626
• US rank: #11937

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Munday, TX
• Population (ZIP): 1,801

Population outlook (Knox County) Hauer SSP2

• Today (2025): 4,136 people
• By 2030: 4,291 · +3.7%
• By 2040: 4,655 · +12.5%
• By 2050: 5,005 · +21.0%
• By 2075: 6,051 · +46.3%
• By 2100: 6,427 · +55.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (54%)
• Race & ethnicity: White 54% Hispanic / Latino 40% Two or more races 22%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Subsaharan African 4% Iranian 2% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 74% English-only · Spanish 26%

Political lean MEDSL · Knox

• 2024 margin: Solid R (+68.5) · D 15.6% · R 84.0%
• 2008→2024 swing: -23.2pp toward R · 2008: -45.2pp · 2024: -68.5pp
• All cycles: 2024: R+68.5 2020: R+62.8 2016: R+61.2 2012: R+54.8 2008: R+45.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.02%
• Current HPI: 103.0505
• 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

-9.2% since first listed

4 events — show timeline

• 2026-04-29 Price Changed $99,900 NTREIS
• 2026-04-09 Relisted — NTREIS
• 2026-03-16 Contingent — NTREIS
• 2026-02-27 Listed $110,000 NTREIS